Pricing efficiency...90 RSD 15F vs. 400 WEA 7B

For confirmation in this bracket west of Broadway in the low 80s, also watch:
a) the two viewless, oversized sixes at in the "C" line at 110 RSD (#6C is in contract per Orsid);
b) the two front-facing, undersized sevens in the "B" line at 490 WEA (#3B is in contract);

Look for ongoing pressure from above too; there are several listings in contract that may alter what we think of as a "$2MM apartment".

west81st,

i agree with you about those units, which will be quite interesting. but i differ with the designation of the C-line at 110 as oversized. those units seem pretty normal-sized to me.

I think that 400 WEA will close for over $2.1. It was only on the market a short time...it goes to show that renovated apts (particularly generous 6's and 7's)in good buildings (and I consider 400 good but not great, and 90 RSD GREAT)still have value and will sell if well priced. Large 6's can still fetch in the 2 range. 15 F needed at least $400 k when all is said and done (don't forget to add the "soft" costs of architecture fees that really add up).PS. The "C" line at 110 were pretty big....just dark and decorated by my grandmother.

happyrenter - I called the "C" line oversized for two reasons:

1) Gross square footage is on the high side, since a typical six is around 1600-1650.
2) The living room is big enough, and positioned properly, to serve as both LR and DR. That frees up the FDR for use as a BR, family room, etc. In #6C, it has been divided into two little rooms.

To work well in the dual LR/DR role, I think a living room has to be at least 22x13, and ideally the main access should be along the long side, so that the dining table doesn't cut off the flow to the sitting space. The "C" line qualifies on both counts.

A big family could actually squeeze five or six bedrooms our of that footprint, though it would be pretty claustrophobic, especially with so little natural light.

"five or six bedrooms" assuming no one minds sleeping in the kitchen :).

happyrenter: I'm just playing around with the footprint. The second bedroom has two windows, and it's pretty big, so you could divide it into two little rooms if you changed the access pattern from the main hallway slightly and ate into a bit of the master bedroom. Those two rooms, plus the master, the maid's room and the two halves of the dining room would add up to six.

I'm not advocating monastic, rabbit-warren living, but some parents figure that kids need privacy more than they need floorspace; so if there's a window and you can fit a loft bed, a chair and a dresser, it's a bedroom.