This is a reprisal of my previous posting seeking a 3br/2ba in the UWS for the above price. Some met that posting with derision at the time. Others reveled in the event when several such apts first came on the market and derided me for not buying them once the mark was reached. Over that period I was educated that what I wanted was not called a 3br/2ba but a classic 7. Wow. So, that is what I... [more]
This is a reprisal of my previous posting seeking a 3br/2ba in the UWS for the above price. Some met that posting with derision at the time. Others reveled in the event when several such apts first came on the market and derided me for not buying them once the mark was reached.
Over that period I was educated that what I wanted was not called a 3br/2ba but a classic 7. Wow.
So, that is what I want, and I am still at the same price point. Let the watch begin. I think we'll get there, and I want one, ideally with private outdoor space.
The Morningside Heights area is fine. I have no illusions re the prestige of block A vs Block B. Park and river views would be heartening, and I think the sq ft needed are in excess of 1650 or so (no cheating by adding stairs and elevators into the apt)
And, yes, unlike "The Watchers", I will buy one at this price point irrespective of the gloom, doom or bullishness about the RE Market
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Response by 407PAS
almost 17 years ago
Posts: 1289
Member since: Sep 2008
Just curious, I don't really follow this segment of the market, but what is the current ask price on class 7s? $2.0mil and up?
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Response by happyrenter
almost 17 years ago
Posts: 2790
Member since: Oct 2008
oh joe davis. please find me a classic seven on the upper west side with outdoor space at ANY price point. now the list of demands is a classic seven with outdoor space and park or river views. this is just silly.
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Response by snossel
almost 17 years ago
Posts: 3
Member since: Sep 2007
Agree that you shoudl drop the idea of outdoor space - these apartments just don't have it.
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Response by nyc10023
almost 17 years ago
Posts: 7614
Member since: Nov 2008
JD: I think I said this before, but I'll say it again. Look for a townhouse. You will get your outdoor space and be able to downsize when your kids are grown but stay in the building. There will be distress sales. Just be patient.
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Response by West81st
almost 17 years ago
Posts: 5564
Member since: Jan 2008
nyc10023: If the reductions of the past few days are any indication, 327 West 76th and 311 West 74th should drop into JD's price range in about a month. 327 cut another $1.5MM this morning.
JD: The reason classic sevens generally don't have outdoor space is geometry. If you look at a typical 16-story prewar, the floorplans are generally consistent from floors 2-15. (Some fancier buildings have different layouts on the more desirable upper floors, but that's the exception). One or two lines might be sevens. There are no setbacks, and no real balconies, so there's no outdoor space. On the top floor, space left over after allowance for mechanicals might be used for a penthouse (or several), with nice terraces; but the floorplans up there are almost always non-standard.
407PAS: Yes, current ask for a classic seven in a nice UWS building starts a little under $2MM. Depends how far north you're willing to go, and how much you're willing to compromise on details.
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Response by mimi
almost 17 years ago
Posts: 1134
Member since: Sep 2008
Question for West81st, what difference of price between comparable UWS condos and coops do you perceive?
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Response by West81st
almost 17 years ago
Posts: 5564
Member since: Jan 2008
Mimi: The ranges overlap, and - all else being equal - I don't see a consistent difference.
Condo pricing seems a little stickier, simply because there are fewer estates and more recently-converted sponsor units that are anchored to offering-plan pricing. On the other hand, there are some low-end condo conversions like Sabrina and 817 WEA that might ultimately undersell comparable co-ops.
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Response by joedavis
almost 17 years ago
Posts: 703
Member since: Aug 2007
w 81
i think i may take either of those two at my price point... THX!
I still need to learn what a classic 7 is I guess
Classic 6= 2br + maids and advertised as a 3br
nice!
Classic 7 seems to add a bedroom
Is it possible to get something that has a LR/DR and 3 real bedrooms? What is that called?
Actually I do think I want champagne at a coca cola price
sometimes you can get that and even escape a headache the next day
Will take the roof terrace as outdoor space or a balcony where my bike and other trash can be put out to rust
Townhouse on the UWS under 2 million? I'll take that unless it has 6 RS or RC people
HArlem is almost at my price point for a townhouse, but each visit there provides more food for thought
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Response by mimi
almost 17 years ago
Posts: 1134
Member since: Sep 2008
Joedavis, whay does every visit provide more food for thought? I remember you being quite interested in Harlem.
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Response by West81st
almost 17 years ago
Posts: 5564
Member since: Jan 2008
JD: You're right about the definitions. Keep in mind that the actual size ranges of sixes and sevens overlap, and the flexibility of floorplans varies greatly. There are 1650sf sevens and 2000sf sixes. Many larger sixes convert beautifully to 3BRs, by either (a) using the big LR as a LR/DR and converting the entire DR into a bedroom; or (b) dividing the DR, making the windowed part a BR and joining the other half with part of the foyer to create a dining area that adjoins - and shares light with - the LR.
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Response by uwsmom
almost 17 years ago
Posts: 1945
Member since: Dec 2008
W81 - Am I missing something (perhaps an inside joke)? 327 W 76th & 311 W 74th for under $1.5MM? Maybe I shouldn't even be asking. That just sounds absurd. I suppose the rest of the townhouses in the neigborhood will be given away for free. Yep, I'm definitely missing something...;)
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Response by mimi
almost 17 years ago
Posts: 1134
Member since: Sep 2008
Tks West81st!
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Response by West81st
almost 17 years ago
Posts: 5564
Member since: Jan 2008
Uwsmom: Just my twisted sense of humor: Stright-line interpolation based on recent price cuts of $1.5-2MM.
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Response by happyrenter
almost 17 years ago
Posts: 2790
Member since: Oct 2008
joedavis,
there are apartments with all kinds of layouts. if you want three bedrooms with a common living/dining/kitchen, then that's what you should look for. but in no sense is that a classic 7. a 'classic 7' is a pre-war apartment with a living room, dining room, kitchen, maidsroom, and three bedrooms. that's what it is. if all you need are three bedrooms and a common area, then you are looking for an apartment with three bedrooms and a common area--that's not a classic anything, but certainly apartments like that exist (usually post-war).
as for classic sixes, they are sometimes advertised as three bedrooms, but usually are advertised as two bedrooms. some classic sixes have large maids rooms sufficiently separate from the kitchen to make nice bedrooms, but many do not.
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Response by happyrenter
almost 17 years ago
Posts: 2790
Member since: Oct 2008
joedavis,
this apartment appears to have almost everything you are looking for--and it's asking less than $1 million, although it needs work:
275 west 96th street 28G
3 bedrooms, 2.5 baths, terrace, open city views and side river views, open living/dining/kitchen. it's certainly not 1600 square feet measured honestly, but it has a very efficient layout that gets the most out of the space and i think it would make a perfectly nice family apartment. given that you don't want a classic six (apparently your kids are too good for a maids room :)) this is an alternative.
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Response by joedavis
almost 17 years ago
Posts: 703
Member since: Aug 2007
Thanks HR - I spotted it too. It is the same layout as the ones on the lower floors which advertised it as 1350 sq ft. Agree that it is a very efficient layout
Plan to check it out!
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Response by happyrenter
almost 17 years ago
Posts: 2790
Member since: Oct 2008
cool. the building is not exactly lovely, and that 96th street location is very busy, though very convenient. but add it all up and it could work nicely for you.
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Response by newbuyer99
almost 17 years ago
Posts: 1231
Member since: Jul 2008
Wow, HR, great find.
This building has been discussed in several threads. I have friends there that I visit often, and disagree - I think the building is fantastic, and so do they. Great gym, playroom, pool, staff.
Agree on the location, far from my favorite for a variety of reasons. Pretty convenient with the subway stop, as you say, though.
7E has a similar layout that sold for $1.15MM recently, and I suggested it on jd's original 3/2 thread. It was probably in somewhat better condition than 28G, but was definitely noisier, not to mention the lack of views.
Ideally we'd like something bigger, and in a different location, but if I was actively in the market, I'd be seriously tempted by 28G under $1MM. Heck, I was almost tempted by 7E.
Will be very interesting if 28G sells, and for what.
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Response by happyrenter
almost 17 years ago
Posts: 2790
Member since: Oct 2008
newbuyer,
sorry, i didn't mean to dog on the building, but come on, i don't think it's a stretch to say that it 'isn't exactly lovely.' it may be a perfectly pleasant place to live, but it's a big, unattractive building from the early 80s. again, at this price point i think the apartment, the building, and the location all have a lot going for them, just stating what i think is the obvious, which is that you are getting something whose main selling points are utilitarian.
Just curious, I don't really follow this segment of the market, but what is the current ask price on class 7s? $2.0mil and up?
oh joe davis. please find me a classic seven on the upper west side with outdoor space at ANY price point. now the list of demands is a classic seven with outdoor space and park or river views. this is just silly.
Agree that you shoudl drop the idea of outdoor space - these apartments just don't have it.
JD: I think I said this before, but I'll say it again. Look for a townhouse. You will get your outdoor space and be able to downsize when your kids are grown but stay in the building. There will be distress sales. Just be patient.
nyc10023: If the reductions of the past few days are any indication, 327 West 76th and 311 West 74th should drop into JD's price range in about a month. 327 cut another $1.5MM this morning.
JD: The reason classic sevens generally don't have outdoor space is geometry. If you look at a typical 16-story prewar, the floorplans are generally consistent from floors 2-15. (Some fancier buildings have different layouts on the more desirable upper floors, but that's the exception). One or two lines might be sevens. There are no setbacks, and no real balconies, so there's no outdoor space. On the top floor, space left over after allowance for mechanicals might be used for a penthouse (or several), with nice terraces; but the floorplans up there are almost always non-standard.
407PAS: Yes, current ask for a classic seven in a nice UWS building starts a little under $2MM. Depends how far north you're willing to go, and how much you're willing to compromise on details.
Question for West81st, what difference of price between comparable UWS condos and coops do you perceive?
Mimi: The ranges overlap, and - all else being equal - I don't see a consistent difference.
Condo pricing seems a little stickier, simply because there are fewer estates and more recently-converted sponsor units that are anchored to offering-plan pricing. On the other hand, there are some low-end condo conversions like Sabrina and 817 WEA that might ultimately undersell comparable co-ops.
w 81
i think i may take either of those two at my price point... THX!
I still need to learn what a classic 7 is I guess
Classic 6= 2br + maids and advertised as a 3br
nice!
Classic 7 seems to add a bedroom
Is it possible to get something that has a LR/DR and 3 real bedrooms? What is that called?
Actually I do think I want champagne at a coca cola price
sometimes you can get that and even escape a headache the next day
Will take the roof terrace as outdoor space or a balcony where my bike and other trash can be put out to rust
Townhouse on the UWS under 2 million? I'll take that unless it has 6 RS or RC people
HArlem is almost at my price point for a townhouse, but each visit there provides more food for thought
Joedavis, whay does every visit provide more food for thought? I remember you being quite interested in Harlem.
JD: You're right about the definitions. Keep in mind that the actual size ranges of sixes and sevens overlap, and the flexibility of floorplans varies greatly. There are 1650sf sevens and 2000sf sixes. Many larger sixes convert beautifully to 3BRs, by either (a) using the big LR as a LR/DR and converting the entire DR into a bedroom; or (b) dividing the DR, making the windowed part a BR and joining the other half with part of the foyer to create a dining area that adjoins - and shares light with - the LR.
W81 - Am I missing something (perhaps an inside joke)? 327 W 76th & 311 W 74th for under $1.5MM? Maybe I shouldn't even be asking. That just sounds absurd. I suppose the rest of the townhouses in the neigborhood will be given away for free. Yep, I'm definitely missing something...;)
Tks West81st!
Uwsmom: Just my twisted sense of humor: Stright-line interpolation based on recent price cuts of $1.5-2MM.
joedavis,
there are apartments with all kinds of layouts. if you want three bedrooms with a common living/dining/kitchen, then that's what you should look for. but in no sense is that a classic 7. a 'classic 7' is a pre-war apartment with a living room, dining room, kitchen, maidsroom, and three bedrooms. that's what it is. if all you need are three bedrooms and a common area, then you are looking for an apartment with three bedrooms and a common area--that's not a classic anything, but certainly apartments like that exist (usually post-war).
as for classic sixes, they are sometimes advertised as three bedrooms, but usually are advertised as two bedrooms. some classic sixes have large maids rooms sufficiently separate from the kitchen to make nice bedrooms, but many do not.
joedavis,
this apartment appears to have almost everything you are looking for--and it's asking less than $1 million, although it needs work:
275 west 96th street 28G
3 bedrooms, 2.5 baths, terrace, open city views and side river views, open living/dining/kitchen. it's certainly not 1600 square feet measured honestly, but it has a very efficient layout that gets the most out of the space and i think it would make a perfectly nice family apartment. given that you don't want a classic six (apparently your kids are too good for a maids room :)) this is an alternative.
Thanks HR - I spotted it too. It is the same layout as the ones on the lower floors which advertised it as 1350 sq ft. Agree that it is a very efficient layout
Plan to check it out!
cool. the building is not exactly lovely, and that 96th street location is very busy, though very convenient. but add it all up and it could work nicely for you.
Wow, HR, great find.
This building has been discussed in several threads. I have friends there that I visit often, and disagree - I think the building is fantastic, and so do they. Great gym, playroom, pool, staff.
Agree on the location, far from my favorite for a variety of reasons. Pretty convenient with the subway stop, as you say, though.
7E has a similar layout that sold for $1.15MM recently, and I suggested it on jd's original 3/2 thread. It was probably in somewhat better condition than 28G, but was definitely noisier, not to mention the lack of views.
Ideally we'd like something bigger, and in a different location, but if I was actively in the market, I'd be seriously tempted by 28G under $1MM. Heck, I was almost tempted by 7E.
Will be very interesting if 28G sells, and for what.
newbuyer,
sorry, i didn't mean to dog on the building, but come on, i don't think it's a stretch to say that it 'isn't exactly lovely.' it may be a perfectly pleasant place to live, but it's a big, unattractive building from the early 80s. again, at this price point i think the apartment, the building, and the location all have a lot going for them, just stating what i think is the obvious, which is that you are getting something whose main selling points are utilitarian.