A triplex condo at 380 Lenox Place offered by Stribling. | STRIBLING
If the hum of street life, ample parks, and an eclectic array of artistic offerings, restaurants, and small shops make for a compelling urban neighborhood, Harlem certainly fits the bill. With ever-evolving notions of chic and dramatic visuals in its century-old blocks, the neighborhood north of 110th Street from river to river — though the boundaries often have some elasticity depending on whom you speak to — has always been about renaissance. And buyers and renters today have plenty to draw them to Greater Harlem.
The housing stock is chock-a-block with upgraded mid-rise buildings, spiffed-up tenements, restored brownstones with ornate Victorian details and backyards, converted family-sized pre-wars — and plenty of new developments. In the popular imagination, of course, historic enclaves still reign supreme — particularly Sugar Hill, Strivers' Row, and Astor Row’s collection of 28 houses with front porches and gardens.
Greater Harlem offers historic architecture, visual flair, and ever-expanding choices
Halstead Property has a listing for a 20-foot wide, 3,900-square-foot townhouse with a private garage along Strivers’ Row at 221 West 138th Street. Known as the Will Marion Cook House — named for the famous African-American composer, violinist, and Broadway impresario who lived there — it was built in 1891. Its interiors have been handsomely preserved, including the four rare stained glass windows designed by Frank J. Dillon, the large oak stairwell that rises a few steps up to a platform under a Palladian-style window, chevron-detailed oak floors, overhanging cornices, and six wood-burning fireplaces with carved mantels.
Zoned for multiple uses, this National Historic Landmark is perfect for a single-family residence, a multi-unit, income-producing investment, or perhaps an art gallery. Other features include a 2,000-square-foot gated garden, Delivered empty, it’s priced at $2.445 million. (halstead.com/sale/ny/manhattan/harlem/221-west-138th-street/townhouse/9947775)
For buyers seeking something a bit more modern along the same stretch, why not consider One Strivers’ Row? Located at 2605 Frederick Douglas Blvd at 139th Street, this condominium was first built as a five-story building in 1894 and then redeveloped in 2007, now with seven floors. Finishes and fixtures include wide-plank American white oak stain floors, 10-foot-high ceilings, large windows, imported Italian faucets, recessed lighting, a walk-in closet, and a Miele washer and dryer. The open kitchen offers appliances by SubZero and Bosch, and the American walnut cabinetry has CaeserStone countertops. Bathrooms are outfitted with Kohler and Toto fixtures. There’s a wonderful rooftop deck for residents and a state-of-the-art cyber doorman system.
Douglas Elliman is selling this 700-square-foot, one-bedroom unit for just $450,000, with low monthly common charges and taxes and a 25-year 421a tax abatement. (elliman.com/new-york-city/one-strivers-row-2605-frederick-douglass-boulevard-2a-manhattan-fquivpa)
Only blocks from Astor Row, a three-bedroom triplex penthouse condominium is for sale at 380 Lenox Avenue at West 129th Street. Coming in at about 2,100 square feet, with spectacular city views from nearly every room, the home offers a large rooftop terrace. The triplex features 11-foot-high ceilings, a washer and dryer, custom closets, a gas-igniting wood-burning fireplace, and an open kitchen with solid cherry cabinets and granite countertops and floors. Communal amenities include a rooftop deck, a 24/ 7 gym, on-site parking, and full-time doormen services. It’s priced at $1.7 million, with a 25-year 421a tax abatement, low common charges, and no sponsor closing cost. (stribling.com/properties/3350823#details)
A garden-level, two-bedroom duplex at 32 Mount Morris Park West offered by Corcoran. | CORCORAN GROUP REAL ESTATE
A garden-level, two-bedroom duplex facing the park at 32 Mount Morris Park West at 123rd Street is for rent. Newly renovated, this 1,100-square-foot unit has a private entrance and its original details include high ceilings, exposed brick, hardwood floors, moldings, and a marble-mantled ethanol-burning fireplace. The well-equipped kitchen opens onto the living room and the master bedroom has an en suite marble bathroom with teak cabinetry, a whirlpool tub, and a separate shower stall. The second bedroom can easily convert to a media room, and there is an equipped laundry room. Other features include a lighting system, keyless entry, and a video intercom. The monthly rent is $3,600. (corcoran.com/nyc/listings/display/3241841)
Not quite new — developed eight years ago — the Walden at 69 East 139th Street has a south-facing, four-room apartment (currently, the second bedroom is a den) on the market. Offering about 850 square feet, it has maple floors and oversized windows — and the kitchen is outfitted with walnut cabinetry, granite countertops, and appliances by Frigidaire. Common extras include a lounge with a kitchen, a no-cost laundry room, a spa, basement-level storage closets — as well as part-time doormen and a video intercom system. Priced at $487,500, with a 421a tax abatement through 2031. (halstead.com/sale/ny/manhattan/east-harlem/69-east-130th-street/condo/9960582)
“Until now, East Harlem housing has been viewed as a rental market, but as this neighborhood enjoys a new evolution of well-known retail establishments, property values will rise, but in most cases, remain below the values seen in Central Harlem, south of 125th Street,” said Jeff Krantz, a managing director at Halstead Property Development Marketing. “Buyers will now begin seeing at least a dozen new developments come to market, but they will be more boutique-style projects with an average of 20 units each.”
The 83-unit Adeline at 23 West 116th Street offered by Halstead. | HALSTEAD PROPERTY DEVELOPENT MARKETING
The 83-unit Adeline at 23 West 116th Street is now 70 percent sold, but units are still available in all categories, which range from one- to four-bedrooms (1,046 to 1,912 square feet). Completion is set for late fall. Units feature wide-plank oak floors with hand-laid herringbone tiles, large windows, and washers and dryers. Kitchens come with custom matte lacquer cabinetry, CaesarStone countertops, and appliances by KitchenAid and Bosch. Master baths sport smoked walnut vanities (some have dual sinks) and custom soaking tubs with Grohe showerheads and hand-held shower wands. Topping the list of common amenities is a fitness room, a playroom, a lounge with a workspace, a screening room and kitchenette, a courtyard garden, a roof deck — and round-the-clock doormen.
Priced from $1.125 million, with a 25-year 421a tax abatement. (theadeline.com).
Across from Riverside Park, 710 Riverside Drive at West 148th Street is selling renovated apartments that run from one- to three-bedrooms (687 to 1,319 square feet) with washers and dryers. Luxury finishes include solid oak flooring and high ceilings with intricate crown moldings. Kitchens are outfitted with white thermofoil cabinetry, white celador countertops, and appliances by LG. Bathrooms feature d'oriente palmira tile, Carrera marble, and Kohler soaking tubs.
Exclusively marketed by Warburg Marketing Group, prices start at $425,940. (710riverside.com)
2280 Eighth Avenue is a rental development between 122nd and 123rd Street, and a two-bedroom apartment is for rent there. It boasts wide-plank oak floors, floor-to-ceiling windows, full-sized Miele washers and dryers, and a living room balcony. The open kitchen is fitted with Aster Cucine cabinetry, CaesarStone worktops, and appliances from the Electrolux Icon series. The custom-tiled master bathroom has a Neptune Air Jet soaking tub and a multi-spray, thermostatically controlled rain shower stall. Common amenities include a roof deck with an outdoor fireplace and round-the-clock doorman/concierge services. The monthly rent is $4,000. (corcoran.com/nyc/listings/display/3181536)
Average condo prices, per square foot, in Harlem and in Upper Manhattan generally, from early 2011 through early 2014. | CITYREALTY
One Morningside Park at 321 West 110th Street is selling one- to three-bedroom condominiums, including a penthouse (1,265 to 1,410 square feet). All feature brushed oak hardwood floors and extra large windows, and most have outdoor space. Open kitchens come with custom cabinetry, natural stone countertops, and appliances by Sub-Zero, KitchenAid, and/ or Miele. Most bathrooms are windowed and feature floor-to-ceiling porcelain tiles of varying textures, soaking tubs, and marble-topped vanities. Amenities include a rooftop terrace with an outdoor kitchen, a fitness center, and round-the-clock doormen.
Marketed by Brown Harris Stevens Select, prices start from $2.125 million, with a 20-year 421a tax abatement. (onemorningsidepark.com)
Uptown 58 at 58 W. 129th St. is selling mostly one- and two-bedroom condominiums, though a few studios are available. The 19-unit building will feature a roof deck, a fitness center, and a state-of-the-art virtual doorman system. Coming to market this summer, occupancy is expected during the first quarter of 2015. Marketed by Halstead Property Development Marketing, prices for one-bedroom apartments will start at $500,000, with a 15-year 421a tax abatement. (uptown58.com)