Philip House

They can't move the columns, utility risers and flues, so it's tough to fit the expected open spaces and huge kitchens/baths into the grid. E.g. in the 4F combo that big void in the foyer is an old trash chute. I guess they left that bath in the corner of the LR/DR in case somebody wanted another bedroom suite.

I'd have sold them as-is, or justed tarted them up a bit.

Original plan is at http://hdl.handle.net/2027/mdp.39015026793094?urlappend=%3Bseq=449

Thanks for posting those plans. I had looked at Pease & Elliman, but under the new address, which was why I couldn't find them. Much appreciated!

Seeing more of the original plans makes me think that they did an even worse job than previously thought... 4F/I combo is a particularly egregious example of a terrible combination. It is a tough combination due to the location of the kitchen vs. the front rooms unless you leave a MB on the front side. However, the end result looks terrible at least in the floorplans.

Also, people who are going for an UES family-sized pre-war conversion want an eat-in kitchen, if they wanted a loft-like feeling with kitchen opening onto living/dining room combo they would go for Lucida, 200 E 79th, etc.

Also, the kitchen finishes are really tacky. They should have gone more traditional white subway tile, carrera marble, white paneled cabinets. The advantage of this building over others is that it is a prewar condo in a sea of tough coop boards or modern condos. Another missed opportunity.

NWT, Even if the chute is no longer used, thanks a lot for creating the mental image of someone welcoming their parents in to see their new $5m apartment and being interrupted by the sound of falling trash in the foyer. LMAO at my desk.

UES: Agreed on the kitchens. They seem a bit out of step with the rest of the apartment, which focuses on the pre-war ambience (millwork, double hung windows). I do like the Belgian blue countertops, but the kitchen just seems disjointed.

Also, the floorplans for the 2&3 beds don't seem so bad. They conform to the original layouts and flow well. It's the larger apartments that are off. I think you'd be much better in buying something of equal size in one of the newer condo buildings with prewar detail. It'll be interesting to see how they convert the remaining units, which must be coming off lease soon or already in progress.

The 5 bedroom is great but who wants to spend 8m to be on Lex? If you're spending 8m you can probably afford to be in a much nicer Park Avenue Co-op. The 6-10m range in Park Avenue apartments is actually one weak spot in the market, lots of inventory, fewer buyers. Probably because most of them require major liquidity.

I am really surprised at your comments. I really like this floor plan. I love pre-war and I would love an open kitchen, I hate the Lucinda with its glass window facing the dirt of the street. It is really rare I don't agree with some comments but in this case I think the floorplan is wonderful. If only I could afford it:)

I live around the corner and walk by this building twice/day, always curious what's going on inside. They wisely are moving the lobby/entrance to 88th St., similar to what the Brompton did have their entrance on 85th instead of 86th, despite the building actually being on 86th.

I think this building is horrendously over-priced for what it is...however, given it's a true pre-war CONDO, in a neighborhood that is pretty much all co-op, with absurd liquidity requirements...etc., it's logical they can get a pretty big premium. I hope they sell high, will only bring up the value of my apartment!

Have they started closings here?

yes

any thoughts on 2F? my friend is in negotiations on it and I'm confused by its listing history. On and off the market. Wonder if it's just the fact that it's so close to the street and not all bedrooms have views?