Building conditions

The building is probably half full and still hot water problems? Is the hot water centrally supplied or via heater in each apartment?

This area is kind of blegh.

It's nice but neighborhood is . . . . weird

Yes. I used to walk around here early mornings on weekends and lots of homeless etc.

Re the duplex: Asking ~10m*, and with 95+ sq. ft. of walk in closet in the master bedroom, but not a simple coat closet on the main floor in which the guests might hang their wraps (the space to the right of the elevator seems to be the garbage chute). Don't get me started on the mess that is the staircase and its landing on the 2nd floor (or the "singular hallmark of contextual and historic integrity"). No thank you.

https://streeteasy.com/building/30-east-31-street-new_york/sale/1610752

(* and giving away 2 years of free common charges)

Ha. Biggest issue with this building is % wasted stairs and elevator space relative to the floor plate. In the apartment above, usable space is really low 2000 sq ft.

I am surprised you didn't comment on the size of the kitchen for a $10mm apartment.

Sorry, I missed the pantry. Kitchen seems ok once you factor in pantry.

The kitchen size is ok (assuming pantry=kitchen), though it doesn't appear very efficient. My dislike of open kitchens is well known, and that's another negative for this unit, as is the wasted space of the egg tub in front of the window - a feature that was marketed as a definition of 'luxury', but is already looking dated. I agree w/ 300 that you're not getting much usable square footage out of that ~3500 total sq. ft. As designed, there are only two unique public rooms: the LR and the DR. For $10m, I should get a library / media room / something else adjacent to the LR that is also 'public' space. That hallway calling itself a wet bar doesn't cut it. Were I more security conscious, I'd also be unhappy about the direct elevator access on the bedroom level (elevator access controlled by whom, exactly?), though the kids might find it useful for their late night peregrinations, or for sneaking boyfriends and girlfriends in and out.

For the same price (and less maintenance), I could get a big LR, big DR, big library, plus a gallery/entry, coat room, powder room, separate breakfast room, and laundry, all in a better neighborhood:

https://streeteasy.com/building/720-park-avenue-new_york/3a (and that bathroom ceiling wallpaper! Whee!)

Or, more modestly if you need 4 BRs:

https://streeteasy.com/building/1010-5-avenue-new_york/6a

$18k per month taxes and CC on a $10mm apartment which functions like a 2500-2700 sq ft (as marketed with exterior walls in a new condo) condo on one floor.

This has to be the higher CC+Taxes combined at $7+ per sq ft per month using eqt one floor condo measurement.

This has to be the "highest" CC+Taxes I have seen at $7+ per sq ft per month CC+Taxes using eqt single floor condo measurement.

This is much better deal once you factor in more usable space, better layout, lower taxes and far better location.

https://streeteasy.com/building/one-madison/41ab

I am guessing you can get it for $10mm.

For 20k a month just rent something. Plus there's no outdoor space.