building at 345 East 93rd Street

terrible location. way too far from the subway, and that area is pretty grimy.

I know someone who lives there, and know the area fairly well.

They like the building a lot, and so do I. Been doing a lot of renovations on it, which is a pain, but supposed to be very nice once completed.

"too far" to walk to the subway is relative, it's a solid 10-minute walk to the 96 station, or 12-15 minute walk to the express on 86th.

Neighborhood has improved a lot in the last 10 years. 2nd is great, 1st is ok, but every block up gets worse, and it shows. I think it's pretty safe, but not as nice as most of the UES.

I am told maintenance has gone up a fair amount in the last few years, and there are expectations it will go up more, but that's pure hearsay.

I checked out a couple of places there a while back. The two large buildings on that block are nice and have a sense of community, and you'll probably get more for your money than other UES. One of the buildings was rennovating its lobby. Thing is the area is on the border of sketchy, and right near a housing project.

On the plus side, I think there is a farmer's market there.

Yes, the building is right near a housing project but they say that this project is relatively better than others. I do not know....

It is too far to subway now but will be one block to 2nd Ave subway in five to ten years...

It is only 3 blocks away from the largest housing project in the city.

"It is too far to subway now but will be one block to 2nd Ave subway in five to ten years.."

With the economic condition that NYS/NYC/MTA is in, better make that 15-20 yrs

Also, the subway construction is pretty annoying in the meantime - I forgot to mention that above.

I have owned here for over 3 years with no maintenance increase. The bldg staff couldn't be better and the renovations are complete - good for us homeowners who hopefully will see an increase in value of apts. The government housing across the street was started years ago so that by this time most tenants would be seniors - which they are. It is mostly a senior residence group of bldgs. with a senior center and nursery school in it. Also, if "too far" from the subway (about 10 mins) all the Upper East Side Buses are one block away on 92 and York (X92, 15 (on first), 32, 86). Good restaurants and great market on the corner of 92 and 1st. We have been very happy here!

I lived there off and in the 90's, the building people were great, the elevators always worked, the apartments a nice size, nice laundry rooms, never had a problem with neighborhood, but occasionally you would hear sounds like gun shots if the windows were open from uptown, but the subway walk in the cold and heat uphill was close to h-ll, days I would take a cab just to avoid it.

julcotter - I asked the person I know in the building about the maintenance. You were right, their increases have been minimal, I had misundersood before, and thus was off in my post above.

Deniz- I live in the building.

it is heavily residential. Obviously much quiter than lower parts of Manhattan. The building has a plaza with a block of retail stores that creates some intimacy and virtually separates the building from the projects. There are 3 elevators and they are very prompt. Building recently underwent a lobby and hallway renovation project and within a week the construction will come to an end. They promised no hike in maintenance for a while. Every floor has its own laundry room with new appliances. it is a concrete building built mid-late 70's, therefore, The apartments are relatively roomy and quite.

The only downside of this building is the heating. heaters are through-wall A/C units and if you don't use them wisely or have the porter maintain them you will get a nice chuck of electric bill ($250) during winter months.

For the neıghbourhood you have Asphalt Green, 92Y, Carl Shultz Park, and three major markets for relatively cheaper grocery shopping. Also, parking is not as bad as lower parts of Manhattan.

The building has a potential to appreciate it's value since there is a new lobby and new hallways, most of the sponsor units are being sold, eventually subway will come and it will be the last stop for Q train.

I compare the neigbourhood to nice parts of Kadıköy if that means anything to you and There is a Turkish grocery store on 92nd and 1st.
Cheers

I have owned for over 4 years and agree with the comments made by the existing owners. I want to point out to future owners to consider the other developments around the building in addition to the housing projects. Of course the surroundings without the projects would be ideal, but this is Manhattan and given the limited land capacity, a lot of buildings are forced to share space with housing projects. You will note that the northern most building on york avenue shares the same space with the housing projects, the Marriott recently put up a hotel right across on 92nd street, as well as RiverEast (a Rental building), and the new building on 91st street that is going up - very close. The fact that a new building, a hotel and a luxury york ave building share space with the housing projects, all point in the direction that the housing projects don't defame the neighborhood and shouldn't be a determining factor in ruling out the building.

I've looked at some apartments there. Def get more value for your money, but I just didn't like the area at all. Not only is it far from the subway, the area around it has a lot of fast food joints and low class grocery stores. I think people buying there in the last 5 years or so assumed that the area would continue to get nicer as new lux buildings and developments moved in. Now that the economy is in the dumps one would think the fringe areas would suffer the most, so it might take a long time for this area to become nicer, and things may get worse before they get better in terms of the surrounding area.

about to close in the building--was just board approved, so i clearly have a biased opinion, but definitely the best value and space if you want to live somewhere like ues/uws/midtown/chelsea, etc. It is true that the walk to the 6 on 96 street is annoying but that is only because it is uphill. Having grown up in NYC, I can say with certainty that 1 block = 1 minute if you walk like a new yorker, so the walk to the subways is 5 - 10 minutes, albeit more tiring because it is uphill. But, most apartments anywhere in manhattan are 5 - 10 minutes from the subway so that is really a moot issue. It is across the street from 2 housing projects which are on the east side of 1st avenue between 93rd and 94th street. However, I have lived on amsterdam on uws and have seen a lot of projects living in nyc for the past 25 years, and I can say that these are definitely the most low key, inoffensive projects I have ever seen. They are tilted towards york, so they don't even face 1st avenue, and I have not seen any loitering on the streets outside or anything like that which is pretty common outside of most projects.

congrats!

How vicious does the trek to the subway get when it snows/ices over? I have trouble walking. It gets hard for me even on flat sidewalks, but I'm fine if they properly shovel/salt the area

@Palz: the block the building is on is shoveled very quickly and makes for an easy walk towards the subway even during storms. The building courtyard is kept free of ice and snow and the staff reacts very quickly.

Two main questions/concerns about the building:

1) Dist from subway: Can anyone comment on the bus stop on 92nd/York? I believe this is the first/last stop on the M86. Can you pick the bus up on 1st Ave btn 91st & 92nd? Or on 92nd & 1st? Is it timed out well based on the MTA schedule (i.e. leaves on time, is dependable)? Seems like a good option for anyone concerned about the walk to the subway.

2) Heating: I currently live in a building with no boiler, which is why we have through the wall A/C units that also blow heat. Also because of this we have to have our own water heater tanks in our apt. Can anyone confirm if this is the case in this building? From being in a building like this for 8 years now I can tell you this is not an ideal situation (for cost and convenience).

Thanks for any feedback from residents.

Bus stop is at 92nd and York going out, and 92nd and 1st coming in. Prices are cheaper because of
proximity to projects and distance to subway.Projects are not nearly as violent as they were as late
as 2009 because of arreats of drug and gun dealers. I often walk in that area after midnight and am
not afraid altho caution is required.

I understand 92nd & 1st is "coming in" but does that mean they make you get off the bus if you are riding it (i.e. last stop)? Or do they not let individuals on who want to continue around the loop?

I just wanted to update everyone. I wound up purchasing. Having been through one winter season, I can say that there are no issues with regards to walking to the subway. Also, as mentioned by others, there is a plethora of bus options available within a block or two away.

Doormen are a great set of people. The superintendent is helpful, down-to-earth and very accessible (characteristics which can be rare to find in Manhattan buildings).

Hello, anyone know how much the utility cost is approximately for summer (with air conditioning), winder (with heat) and other seasons for a one-bed room? Many thanks!

Kittie -- Before you get bombarded here, heat/electricity costs in Manhattan for a 1 bedroom are almost negligible compared to the rent. Heat generally is included in rent. If you are not home during the day, A/C in the summer will cost you, but probably significantly less than 1/2 of one months' rent for the entire summer. Your cable/internet/phone bills likely will be far more than your electric bills.

hello, what is the subletting policy of this building, and does the co-op have any flip-tax policy?

Sublet policy is 5 years after each one year period of owner occupancy in perpetuity. As of this comment, there is no flip tax in place.

Hi any updates on this building now that the subway is in? Has the maintenance gone up a lot? Thanks.

Maintenance has not been impacted specifically by the new subway line. In 2017, there was no maintenance increase at all.

The maintenance seems higher than other buildings around. Any insights? Do the apartments have popcorn ceilings?

The maintenance is highly deductible (less important given the SALT impact of late) and the apartment sizes are larger than many area buildings, so on balance, the maintenance is not out of line. Original units have popcorn ceilings, but owners have renovated over the years and the popcorn is often removed for skim coating, so buyers can have it removed as part of renovation planning.