495 West Street (Tamarkin Co.) | Annie Leibovitz by Robert Scoble from Half Moon Bay, USA - Annie Leibovitz at her SF exhibition, CC BY 2.0, https://commons.wikimedia.org/w/index.php?curid=3883960
On the second full week of May 2025, the number of Manhattan sales held steady week over week. While fewer uber-luxury sales couldn't help but drive the aggregate dollar volume down, all of the week's top five sales were priced over $10,000,000. Several are located in neighborhoods that have already established themselves as powerhouses, but recently announced improvements promise to make them more livable and thus more attractive from an investment standpoint.
In this article:
Manhattan Sales:
- For the week ending May 16, 2025, $491,201,329 worth of transactions across 248 condo, condop, and cooperative deals were recorded
- 112 condo sales came to an aggregate price of $320,637,212
- 12 condop sales came to an aggregate price of $15,941,475
- 124 co-op sales came to an aggregate price of $154,622,642
160 Leroy Street
The highest-priced sale of the week was Residence #14AS at 160 Leroy Street, which sold for $25,000,000. The four-bedroom apartment features an open floor plan, ample wall space for art, and a home theater projection screen, but the Hudson River views might prove to be the greatest attraction of all. The buyer is listed as an LLC, and will only be the apartment's second owner. The seller, also identified as an LLC, bought it from the sponsor for $16,804,375 in August 2018.
495 West Street (CityRealty)
Also on the Hudson River waterfront, Penthouse B at 495 West Street was not far behind at $16,500,000. Few details are available about the interiors, and the transaction appears to have taken place in an off-market deal. The buyer is listed as an LLC, but The Wall Street Journal identified them as celebrity photographer Annie Leibovitz. The sale was recorded about seven months after Ms. Leibovitz sold another apartment in the building for $8,000,000. She used her previous apartment as a live/work space, and may do the same with this one.
The seller is listed as painter Helen Marden, who has owned the apartment since 1999 (h/t The Real Deal). It is possible that she used this as studio space; she told art platform Ocula that she and her husband, acclaimed painter Brice Marden, kept separate studio space in their homes all over the world. The sale comes almost two years after Mr. Marden's death from cancer, and when Ms. Marden is spending most of her time in upstate New York.
The seller is listed as painter Helen Marden, who has owned the apartment since 1999 (h/t The Real Deal). It is possible that she used this as studio space; she told art platform Ocula that she and her husband, acclaimed painter Brice Marden, kept separate studio space in their homes all over the world. The sale comes almost two years after Mr. Marden's death from cancer, and when Ms. Marden is spending most of her time in upstate New York.
The sales in the West Village come at a transformative time for the West Side Highway. In August 2022, Manhattan Borough President Mark Levine and local officials proposed turning a traffic lane on the West Side Highway into an expanded, protected bike lane from Chambers Street to West 57th Street. A public meeting is scheduled for Tuesday, May 20 at the Javits Center, and a virtual meeting is scheduled for Tuesday, June 3. More information and registration may be found here.
West side greenway spring 2025 (CityRealty)
Rendering of the proposed bike lane on the West Side Highway (Office of the Manhattan Borough President)
35 Hudson Yards, #8701 (Corcoran Group)
The week's top sale outside of the West Village took place at Hudson Yards. Residence #8701, a five-bedroom apartment on a high floor of 35 Hudson Yards, had the third-highest sale of the week at $12,600,000. Across the campus at 15 Hudson Yards, Residence #71B closed for $8,250,000, just short of the top five sales of the week.
As impressive as the Hudson Yards sales were, the closing prices reflect deep reductions. According to an offering plan accepted in 2017, Residence #8701 initially sought $28,000,000 and entered contract with a $15,000,000 ask in March 2025. Residence #71B did not come in nearly so far below ask, having entered contract asking $8,495,000 in April 2025, but an offering plan filed in 2016 listed it for $11,880,000.
As impressive as the Hudson Yards sales were, the closing prices reflect deep reductions. According to an offering plan accepted in 2017, Residence #8701 initially sought $28,000,000 and entered contract with a $15,000,000 ask in March 2025. Residence #71B did not come in nearly so far below ask, having entered contract asking $8,495,000 in April 2025, but an offering plan filed in 2016 listed it for $11,880,000.
Original 2009 site plan (Related)
Revised site plan (Related)
Shortly after the sales were recorded, Wynn Resorts announced that amidst community pushback, it would withdraw its bid to build a casino in the Western Rail Yards section of Hudson Yards. Shortly after the announcement, developer Related Companies ("Related") revealed a new proposal for the site that is very similar to one initially proposed in 2009: It will be a primarily residential space with 4,000 housing units, a portion of which will be affordable. The plan also calls for a new school, new office development, and 6.6 acres of public green space.
The latest proposal takes community feedback into account. Some of the fiercest opposition to the casino project came when the number of housing units dropped from 5,762 to 1,507. Additionally, Related agreed to reduce the height and density of proposed buildings; the casino towers threatened to block High Line and Hudson River views. Friends of the High Line, community activists, and City Councilmember Erik Bottcher, whose district includes Hudson Yards, are much happier about this proposal.
Financing for the project will rely on a payment-in-lieu-of-taxes (PILOT) structure like the one that financed the 7 train's extension to Hudson Yards. As nothing will be official until a full City Council vote, a timeline is not yet available.
The latest proposal takes community feedback into account. Some of the fiercest opposition to the casino project came when the number of housing units dropped from 5,762 to 1,507. Additionally, Related agreed to reduce the height and density of proposed buildings; the casino towers threatened to block High Line and Hudson River views. Friends of the High Line, community activists, and City Councilmember Erik Bottcher, whose district includes Hudson Yards, are much happier about this proposal.
Financing for the project will rely on a payment-in-lieu-of-taxes (PILOT) structure like the one that financed the 7 train's extension to Hudson Yards. As nothing will be official until a full City Council vote, a timeline is not yet available.
Aerial view of Lincoln Center from Amsterdam Avenue (Rendering by Brooklyn Digital Foundry)
New development condos on the Upper West Side also put up a strong showing last week. A total of $19,017,928 was recorded across two sales at 50 West 66th Street. These included Residence #12D, which had the fourth-highest sale of the week at $12,009,291. Up the street, a total of $6,931,197 across six sales was logged at 155W68. Additionally, Residence #19D at 200 Amsterdam Avenue sold for $5,850,000 in the 15th-highest sale of the week. These buildings are all located in close proximity to Lincoln Center, where Summer for the City programming begins on June 11.
Shortly after the sales were recorded, Lincoln Center announced plans for a campus renovation that seeks to make the west side as welcoming as the east. It will accomplish that largely through removing a longstanding wall that separates Lincoln Center from Amsterdam Avenue, providing no direct access for local residents and students attending high schools in the area. The wall will be replaced with a series of welcoming entrance points.
New amphitheater (Rendering by Brooklyn Digital Foundry)
Additionally, a bandstand with its back to Amsterdam Avenue will be demolished and replaced with one that will rise adjacent to the David H. Koch Theater and overlook the west side; this move will allow for permanent performance space as opposed to requiring major buildouts before and after each performance season. Additional improvements include a widened sidewalk between West 62nd and 65th Streets, increased greenery, seating, and lighting, and new gardens with a water feature and lawn area at Damrosch Park.
The renovation plan was revealed after months of surveys, focus groups, community events, and other feedback from the local community. Lincoln Center has already raised over $200 million for the project, including a $75 million gift from the Stavros Niarchos Foundation. Construction is expected to begin next spring with completion estimated for spring 2028.
The renovation plan was revealed after months of surveys, focus groups, community events, and other feedback from the local community. Lincoln Center has already raised over $200 million for the project, including a $75 million gift from the Stavros Niarchos Foundation. Construction is expected to begin next spring with completion estimated for spring 2028.
Top Manhattan Sales
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1016 Fifth Avenue, #PHE (BHS)
From the Listing:
Perfectly situated just across from the iconic Metropolitan Museum, this exquisite residence offers a rare blend of sophisticated design, panoramic views, and versatile living spaces. A private elevator landing opens to a grand gallery drenched in sunshine from the wall of south facing windows. As you enter this exclusive penthouse, you are immediately greeted by the stunning terrace that extends the full length of the residence providing an outdoor oasis with unparalleled views of the cityscape. The interior of the penthouse is an artful fusion of modern elegance and timeless design with ceilings soaring over 11 feet.
Perfectly situated just across from the iconic Metropolitan Museum, this exquisite residence offers a rare blend of sophisticated design, panoramic views, and versatile living spaces. A private elevator landing opens to a grand gallery drenched in sunshine from the wall of south facing windows. As you enter this exclusive penthouse, you are immediately greeted by the stunning terrace that extends the full length of the residence providing an outdoor oasis with unparalleled views of the cityscape. The interior of the penthouse is an artful fusion of modern elegance and timeless design with ceilings soaring over 11 feet.
2 Available Listings for Sale from $895,000
50 West 66th Street (Binyan Studios/Recent Spaces for Extell Development)
50 West 66th Street, #12D (Corcoran Group)
From the Listing:
50 West 66th Street, slated to be one of the tallest and most important residential buildings that will transform the Upper West Side and the New York City Skyline. Extell's newest tower will have 127 ultra-luxury homes ranging from two bedrooms to full floors. House residence 12D is a gracious 3,889-square-foot, 5-bedroom, 5.5-bath home. This south/east-facing apartment can be shown by private appointment.
50 West 66th Street, slated to be one of the tallest and most important residential buildings that will transform the Upper West Side and the New York City Skyline. Extell's newest tower will have 127 ultra-luxury homes ranging from two bedrooms to full floors. House residence 12D is a gracious 3,889-square-foot, 5-bedroom, 5.5-bath home. This south/east-facing apartment can be shown by private appointment.
35 Hudson Yards (CityRealty)
35 Hudson Yards, #8701 (Corcoran Group)
From the Listing:
Enter this spectacular five-bedroom residence through grand double-doors and enjoy the 11' ceilings, lavish satin finish wide plank French oak floors, massive south-facing Great Room, formal dining room, and stunning views of the Hudson River from every room. The windowed eat-in kitchen has been outfitted with luxurious Smallbone of Devizes cabinetry with opal white marble counters and backsplash. The corner primary bedroom boasts a dressing room and wet bar, and a luxurious windowed primary bathroom.
Enter this spectacular five-bedroom residence through grand double-doors and enjoy the 11' ceilings, lavish satin finish wide plank French oak floors, massive south-facing Great Room, formal dining room, and stunning views of the Hudson River from every room. The windowed eat-in kitchen has been outfitted with luxurious Smallbone of Devizes cabinetry with opal white marble counters and backsplash. The corner primary bedroom boasts a dressing room and wet bar, and a luxurious windowed primary bathroom.
160 Leroy Street, #14AS (Compass)
From the Listing:
One of the finest residences at 160 Leroy Street, 14A South encompasses 3,808 square feet and was envisioned by Ian Schrager, crafted by Herzog & de Meuron, and interiors designed by Kelly Behun. It offers panoramic tranquility with 12’6" ceilings and nearly 360-degree breathtaking views of the Hudson River, City Skyline, and the Statue of Liberty. Seamlessly designed for contemporary living, the open custom-designed floor plan allows for elegant living and entertaining, optimizing natural light and providing ample wall space for showcasing art. This unit comes with deeded storage and a parking spot.
One of the finest residences at 160 Leroy Street, 14A South encompasses 3,808 square feet and was envisioned by Ian Schrager, crafted by Herzog & de Meuron, and interiors designed by Kelly Behun. It offers panoramic tranquility with 12’6" ceilings and nearly 360-degree breathtaking views of the Hudson River, City Skyline, and the Statue of Liberty. Seamlessly designed for contemporary living, the open custom-designed floor plan allows for elegant living and entertaining, optimizing natural light and providing ample wall space for showcasing art. This unit comes with deeded storage and a parking spot.
1 Available Listing for Sale for $6,950,000
Would you like to tour any of these properties?
Just complete the info below.
Or call us at (212) 755-5544
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