33 Fifth Avenue 15CD

beauty is in the eye of the of the beholder.. 15cd looks to have a maced out kitchen. Brokers may play to that. have you seen the Taj Mahal? .. rhetorical...

good building, spectacular location. but both apartments scream "awkward combination." neither has a gracious layout. the fact that the two apartments have such drastically different layouts sort of tells you that there is no great way to set up this space.

You should visit the combination before concluding the combination of 15CD is flawed -- the fact is that the 15th Floor combination is significantly more gracious than that of the 10th Floor. As well, the 10th Floor does not clear neighboring buildings, lacks full sized windows (and will not be able to rectify this) and is significantly disadvantaged in terms of views and light in the living room -- a living room without light and views is a living room many would not want to live in (yet someone still seemed to have paid $3.1M for it). When looking at 15CD, which clears all buildings and has full sized (grandfathered) windows with light and views, one should keep in mind that the "same" two apartments combined differently 5 flights below may not really be similar in almost any way.

good analysis jstein. brooks would rather make a stupid comment about brokers than provide any insight.

Jstein,

Whether or not the apartments are different, there is no way you can tell me this is not an awkward combination. An apartment of that size and style with no dining room or even a logical place for a real dining table? That's a big problem. Whether or not it is comparable to 10CD is another question. Now, even with it's problems this is still clearly a valuable apartment since it's rare to get 3 bedrooms in that location and the high floor helps. But it is far from a great apartment.

I believe Mr. Stein is the broker for the apartment. He's certainly entitled to defend his listing - though it might have been nice if he'd pointed that out. In any case, I did see 15CD yesterday. The apartment actually flows reasonably well, with a decent split between the living area and the sleeping quarters. But it is really five rooms, with a generous reading being 1800 square feet. As happyrenter points out, the living/dining/kitchen area is hardly large enough for a dining room table. It has good (not great) views, and no outdoor space. $2K a square foot? Come on. Given that the market is notably softer than it was six months ago, 10CD seems a very fair comp, and $3-3.1 a very fair price.

BTW -- If and when Greece defaults, etc, the sellers who think that comps are a floor and not a ceiling may wish they'd been more flexible. Certainly that was true three years ago, though the market did come back...

If you want three or four bedrooms in prime Village, you can either wait for a 40 Fifth A-line to come around, or make do with a combo. There've never been many that big built down there.

I wouldn't worry much about the asking price. 10CD also started at $3.6.

jstein, welcome to SE. You must've thought your name on a post and your name on a listing, with only a click needed to link them, made it go without saying that you're the broker. Here, though, you needed a figurative crayon.

My comments are very straight forward. My name is attached to the listing so obviously this is coming from a representative for the property - never thought anyone would think otherwise.

jstein -- fair enough. for what it's worth i thought the apartment was nice -- i guess the market will tell us all whether those five floors are worth 500K...

professional analysis is that the market will tell us emphatically yes.