THE CONDO BOOK PROJECT

220 Central Park South Condominium

220 Central Park South, Manhattan, NY 10019

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Overview

A 118-unit Vornado condo on Central Park South: a 79-story Tower on 58th Street and an 18-story Villa on the park, joined at a shared lobby. The plan adds a resident dining room, 25 small Suite Units for owners only, and no reserve fund.

  • Address: 220 Central Park South, Midtown West, Manhattan
  • Plan: CD140184, accepted for filing in March 2015
  • Buildings: a Tower of 79 marketing floors (about 950 feet tall, 67 actual floors) and a Villa of 18 marketing floors (16 actual). Floor numbers are marketing labels, and floor 13 is skipped.
  • Residences: 118 units, from two-bedroom Tower apartments in the 20s to full-floor homes, duplexes and penthouses
  • Licenses: 67 storage closets (about 45 to 100 square feet), 44 wine cellars and 24 parking spaces, all sold as licenses
  • First offering: 79 Tower Units for about $2.11 billion and 8 Villa Units for $292 million, from $11.95 million to $60 million each (sponsor offering prices, not sales). With the licenses, the total was about $2.44 billion. Six homes, including the top penthouses, were held back until the sponsor set prices. The Attorney General's record now lists about $3.09 billion for the whole offering.

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FigureThis building153 West 53rd2169 units · 0.4 miaccepted 2015432 Park3142 units · 0.6 miaccepted 2012
Average Offering PricePer Apartment$27.39MHighest$12.68M$16.06M

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Unit mix, closings, budgets, finishes and the team, against 53 West 53rd and 432 Park, cited to the offering plans. No credit card required.

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How We Got This
  • Comps: the closest Manhattan plans on size, $/SF and launch date, within 2 miles when possible.
  • Figures: each building's own offering plan, filed with the NY Attorney General. Nothing is estimated.
  • Checked: a price list publishes only when its math adds up, and building pages cite the plan pages.
  • Labels: In line is between the comps; Below/Above peers is past both by up to 15%; Lowest/Highest by more.

Closings Pro

Homes closed98% of the homes in Schedule A116 of 118
Closing prices vs. Schedule A58 homes: $1,329,792,174 at closing against $1,165,964,503 in Schedule A (p. 80, p. 81, p. 82)+14.1%
Closingsfirst and latest recordedOct 17, 2018 – Nov 17, 2025

Sales recorded with the Department of Finance (ACRIS) through Apr 30, 2026: deeds, or transfer tax filings for a building on leased land, of $10,000 or more. A home's first sale since the plan was filed is the sponsor's closing; resales aren't counted. Closing prices are compared with the same home's Schedule A price, as first offered; a deed covering more than one home isn't compared. Amendments often change prices before a home closes, and a deed that includes parking or storage counts its full price. ACRIS records a sale weeks after closing, so recent contracts don't appear yet. Every building's sales.

All 116 closings
HomeRecordedClosing priceSchedule ADifference
24BOct 17, 2018$14,632,313$14,650,000 p. 80−0.1%
25AOct 25, 2018$13,186,338$12,650,000 p. 80+4.2%
26AOct 29, 2018$13,339,075$12,800,000 p. 80+4.2%
27ANov 9, 2018$13,491,813$12,950,000 p. 80+4.2%
26BNov 27, 2018$17,819,375$14,950,000 p. 80+19.2%
31ADec 5, 2018$26,219,938$24,750,000 p. 80+5.9%
28ADec 10, 2018$28,409,175$24,000,000 p. 80+18.4%
30ADec 10, 2018$29,121,950$24,500,000 p. 80+18.9%
29ADec 14, 2018$28,483,063$24,250,000 p. 80+17.5%
32ADec 20, 2018$26,525,413$25,000,000 p. 80+6.1%
18KJan 3, 2019$1,781,938——
33AJan 3, 2019$30,191,113$25,250,000 p. 80+19.6%
50Jan 23, 2019$239,958,219——
35AFeb 5, 2019$33,500,000$30,000,000 p. 80+11.7%
39AFeb 15, 2019$22,808,800$20,250,000 p. 81+12.6%
37AFeb 19, 2019$22,197,850$19,750,000 p. 80+12.4%
40AFeb 20, 2019$23,386,675$20,500,000 p. 81+14.1%
38AFeb 25, 2019$22,503,325$20,000,000 p. 81+12.5%
19GFeb 28, 2019$1,807,394——
41AFeb 28, 2019$23,419,750$20,750,000 p. 81+12.9%
19FMar 4, 2019$1,555,000——
42AMar 21, 2019$23,725,225$21,000,000 p. 81+13%
V-5Apr 4, 2019$34,365,938——
36AApr 22, 2019$19,855,875$19,500,000 p. 80+1.8%
43AMay 9, 2019$25,456,250$21,250,000 p. 81+19.8%
44AMay 9, 2019$26,474,500$21,500,000 p. 81+23.1%
28BMay 13, 2019$15,782,875$14,850,000 p. 80+6.3%
30BMay 14, 2019$15,782,875$15,150,000 p. 80+4.2%
31BMay 29, 2019$16,546,563$15,300,000 p. 80+8.1%
V-6Jun 7, 2019$39,000,000——
V-4Jun 21, 2019$33,296,775——
33BJun 26, 2019$16,544,017$15,600,000 p. 80+6.1%
34BJun 28, 2019$16,037,438$15,750,000 p. 80+1.8%
44BJul 16, 2019$26,750,000$22,500,000 p. 81+18.9%
Penthouse 16Jul 16, 2019$65,750,000——
26CJul 17, 2019$14,611,888$14,000,000 p. 80+4.4%
37BJul 17, 2019$22,197,850$20,750,000 p. 80+7%
39BJul 31, 2019$24,107,850$21,250,000 p. 81+13.4%
42BAug 9, 2019$24,001,171$22,000,000 p. 81+9.1%
58ASep 16, 2019$18,500,000$46,000,000 p. 81−59.8%
20HSep 19, 2019$1,892,109——
20JSep 19, 2019$2,068,706——
54ASep 19, 2019$38,184,375$37,500,000 p. 81+1.8%
36BSep 24, 2019$21,892,375$20,500,000 p. 80+6.8%
56ASep 24, 2019$41,748,250$38,000,000 p. 81+9.9%
47ASep 26, 2019$61,000,000——
18HSep 27, 2019$1,858,306——
18GOct 2, 2019$1,787,029——
45AOct 17, 2019$55,494,625$21,750,000 p. 81+155.1%
20COct 31, 2019$1,909,219——
49AOct 31, 2019$64,149,750——
19HNov 15, 2019$1,883,763——
46ANov 15, 2019$59,567,625$22,000,000 p. 81+170.8%
54BNov 19, 2019$26,219,938$23,900,000 p. 81+9.7%
V-14Nov 21, 2019$46,531,989——
34ADec 3, 2019$30,982,500$25,750,000 p. 80+20.3%
55BDec 3, 2019$26,786,500$24,000,000 p. 81+11.6%
19JDec 5, 2019$2,061,956——
Penthouse 73Dec 5, 2019$92,737,628——
59ADec 6, 2019$36,051,141——
56BDec 10, 2019$28,001,875$24,250,000 p. 81+15.5%
20ADec 13, 2019$3,818,438——
48ADec 13, 2019$59,058,500——
66Dec 19, 2019$54,500,000——
19KFeb 14, 2020$1,807,394——
58BFeb 14, 2020$26,779,975$25,000,000 p. 81+7.1%
57BFeb 18, 2020$28,640,950$24,500,000 p. 81+16.9%
61Feb 24, 2020$51,421,625——
23AMar 5, 2020$12,657,300$12,100,000 p. 80+4.6%
40BMar 12, 2020$22,910,625$21,500,000 p. 81+6.6%
62Mar 31, 2020$52,185,313——
18JApr 9, 2020$2,036,500——
60Apr 9, 2020$50,912,500——
63Apr 14, 2020$53,585,406——
65Apr 17, 2020$56,258,313——
64Jul 14, 2020$53,967,250——
68Jul 21, 2020$55,500,000——
20GJul 23, 2020$1,811,379——
20KJul 23, 2020$1,816,425——
Penthouse 76Jul 23, 2020$99,903,375——
20BJul 30, 2020$3,767,525——
V-7Jul 30, 2020$40,730,000——
19EAug 7, 2020$1,384,820——
V-11Aug 7, 2020$49,000,000——
20DAug 14, 2020$1,816,425——
V-3Aug 14, 2020$30,500,000——
70Aug 19, 2020$61,000,000——
19CAug 27, 2020$1,545,375——
69Sep 3, 2020$61,604,125——
19BSep 4, 2020$3,716,613——
72Sep 4, 2020$63,131,500——
18ASep 10, 2020$3,156,575——
18BSep 18, 2020$3,411,138——
71Sep 18, 2020$62,622,375——
20EOct 9, 2020$1,405,185——
V-8Oct 9, 2020$65,593,125——
19DOct 16, 2020$1,807,394——
V-10Oct 16, 2020$40,000,000——
18DDec 18, 2020$5,193,075——
29BMay 17, 2021$16,076,813$15,000,000 p. 80+7.2%
18CMay 24, 2021$1,858,306$5,264,503 p. 82−64.7%
67May 24, 2021$59,500,000——
41BAug 25, 2021$26,284,313$21,750,000 p. 81+20.8%
38BOct 12, 2021$27,407,138$21,000,000 p. 81+30.5%
25CDec 10, 2021$14,494,650$13,850,000 p. 80+4.7%
27CJan 6, 2022$14,800,875$14,150,000 p. 80+4.6%
19AOct 28, 2022$3,000,000——
Penthouse 75Oct 28, 2022$72,000,000——
22BMar 3, 2023$14,800,875$13,950,000 p. 80+6.1%
22ADec 19, 2023$10,637,228$11,950,000 p. 80−11%
20FApr 12, 2024$1,000,000——
43BApr 12, 2024$33,000,000$22,250,000 p. 81+48.3%
24CJan 17, 2025$12,500,000$13,700,000 p. 80−8.8%
23CMar 21, 2025$13,014,563$13,300,000 p. 80−2.1%
24ASep 24, 2025$16,150,000$12,500,000 p. 80+29.2%
22CNov 17, 2025$13,290,165$13,150,000 p. 80+1.1%

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Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.

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Budget

What It Costs to Run

The sponsor projected a first-year budget (calendar 2018) of about $9.67 million. Common charges cover about $9.19 million of it, and parking, storage and wine-cellar license fees cover the rest. Here's how that works out in monthly common charges, per Schedule A:

  • About $4,300 to $4,800 a month for two- and three-bedroom Tower homes on floors 22 to 27.
  • About $7,900 to $10,300 a month for the Villa homes first offered.
  • About $13,300 a month for the 49th floor, the priciest home first offered, and about $23,700 for the unpriced 50th Floor Duplex.
  • About $650 to $2,500 a month for the Suite Units.

Notable lines:

  • Staff: about $3.27 million.
  • Electricity for common areas: about $1.9 million. Heat and hot water add about $870,000.
  • Dining room: $500,000.
  • Insurance: about $567,000, based on an Alliant Insurance Services estimate.
  • Security and window washing: about $366,000 for outside security and $100,000 for window cleaning.
  • Management fee: $115,000 to Rose Associates, rising to $119,600 in year two, on a two-year agreement.

Good to know: the plan sets up no reserve fund for capital repairs, only a $150,000 contingency line. At closing you pay two months of common charges into working capital, plus your share of the manager's apartment. Taxes are separate: about $11.36 million for the building in year one, and the plan expects year two to be about 20% higher. For why budgets like this vary so much, see why operating costs differ and our common charge benchmarks.

From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size

The Building

Finishes

The plan's architect's report lists finishes by unit line (compare with our NYC condo finishes guide).

Kitchen

  • Sub-Zero refrigerators and freezers with Sub-Zero wine storage, under-counter or full height depending on the layout.
  • A Miele 36-inch or 42-inch gas cooktop with a hood, a 30-inch Miele oven or double oven, a 24-inch speed oven, a 24-inch steam oven and a 30-inch warming drawer.
  • Two Miele Diamond dishwashers in most layouts, a Julien Urban Edge sink and an InSinkErator disposal (compare kitchen appliance brands).
  • The Suite Units get a smaller kit with a Miele gas cooktop and dishwasher, a Dacor microwave and Sub-Zero wine storage.

Baths

  • Primary baths: a Jacob Delafon cast-iron tub, Lefroy Brooks fittings and thermostatic shower valves in nickel finishes, a Toto Neorest 700H toilet and a Villeroy & Boch basin.
  • Secondary baths and powder rooms: Toto Aquia wall-hung toilets.
  • Stone floors in primary baths and powder rooms, porcelain tile in secondary baths.

See how these names rank in our bathroom brands guide.

Floors, Ceilings and Windows

  • American white oak floors, quartered and rift sawn, 3/4 inch thick, in 3-inch planks and/or herringbone.
  • Slab-to-slab heights of about 11 feet 8 inches to 14 feet 8 inches in the Tower, and 15 feet 6 inches on Villa floors 8 to 18. The plan warns finished ceilings will be materially lower.
  • A limestone and glass facade, with Schuco aluminum windows (or equal) with laminated, low-E glass. Operable windows open inward and stop at 4 inches.
  • Some homes have wood- or gas-burning fireplaces, and some duplexes and penthouses have private elevators.

Laundry, Heating and Cooling

  • Every unit gets a washer and dryer (the plan doesn't name the brand), vented through common exhaust fans. A shared laundry room on Lower Level 2 adds seven washers and eight dryers.
  • Four-pipe fan coil units with a programmable thermostat, fed by central gas condensing boilers and a chilled-water plant with two 500-ton chillers.
  • Electricity is submetered and billed by the board. Gas, heat and water are paid through common charges.

Amenities, Staffing & Transportation

The amenities fill three lower levels and the Tower's first three floors (compare with amenities by building size).

Lower Level 1

  • An aquatic center with an 82-by-21-foot pool, a cold plunge pool and a hot tub. A lifeguard attends the pool when it's open.
  • A fitness center, a Pilates and yoga room, a squash court and a sports court with a basketball hoop.
  • Men's and women's locker rooms, each with a sauna, steam room and treatment room, plus a children's playroom.

Ground, Second and Third Floors

  • A library off the lobby with a gas fireplace, and a Villa lobby and lounge.
  • The second-floor dining room, a pre-function space, a meeting and private dining room, and an outdoor terrace.
  • A screening room with stadium seating for about 15 and a game room on the third floor.

Lower Level 2 and 3

  • Bike storage, the storage closet room and two climate-controlled wine rooms (37 and 7 lockers). The plan also lists a pet grooming room.
  • The valet garage on Lower Level 3 holds 24 cars with stackers. The sponsor planned to seek a permit for 64 spaces.

Good to know: the board is expected to hire an outside operator for the gym and pool, budgeted at about $564,000 from an estimate by Jay Wright Fitness. Personal training costs extra, and private use of some amenities carries extra fees. The motor court on 58th Street is for drop-off only and can't fit limousines.

Staffing and Services

The year-one budget plans a 33-person Local 32BJ staff:

  • A resident manager (living in unit 18C), a head concierge and two handymen.
  • Sixteen lobby attendants and four hallmen.
  • Seven porters and two valets.

Wages come to about $2.18 million, and about $3.27 million with taxes, health and pension. Two Tower passenger elevators run 24/7, and the Villa has its own passenger and service cars. Our doorman cost guide puts these numbers in context.

Tip: until half the units are sold, the sponsor may run a smaller staff. The plan only guarantees one doorman and one concierge on duty 24/7.

Transportation

  • Subway: 2 min walk to 59 St-Columbus Circle 1 A B C D; 57 St-7 Av N Q R W, 3 min
  • Parking: 24 parking units in the plan

Fine Print

What's Specific to It

  • Two buildings, one condo: 83 Tower Units, 10 Villa Units and 25 Suite Units. The Tower and Villa connect through a ground-floor breezeway and share three lower levels.
  • Suite Units for owners only: the Suite Units on Tower floors 18 to 20 can only be bought by someone who owns or is buying a Tower or Villa Unit. They can only be occupied by the owner's family, domestic staff or non-paying guests. One of them, 18C, goes to the board as the resident manager's apartment.
  • A resident dining room: the second floor has a dining room seating 74, with a bar, two loggias and a terrace. The board is expected to hire a culinary group to serve breakfast, lunch and dinner seven days a week.
  • Valet-only parking licenses: 24 parking licenses at $750,000 each, with a monthly fee of about $1,500. A valet parks every car and you don't get an assigned space.
  • Everyone pays for the manager's apartment: buyers split the cost of buying unit 18C (about $5.26 million with closing costs) at closing, based on their unit's share of the building.
  • A tuned mass damper: the plan warns that tall buildings sway in strong winds and says a mass damper on the Tower roof is meant to limit the movement.

220 Central Park South sits on an L-shaped lot between Seventh Avenue and Broadway, with 75 feet on Central Park South and 200 feet on West 58th Street. Its offering plan tells you how the two buildings split up, what's in the kitchens and what the staff and dining room should cost.

Fine Print Worth Knowing

  • The dining room subsidy ends: the sponsor covers dining losses above $500,000 in years one and two only. After that, owners pay any deficit, and the board may cut the service or use the room for something else.
  • Sponsor control: the sponsor can rent rather than sell units and may control the board for up to five years, then keep one or two seats. The plan warns owner-occupants may never control the board.
  • No quick flips: you can't list your home for resale for 12 months after closing without the sponsor's consent. Both the sponsor and the board hold a right of first refusal on sales and leases.
  • Lot-line windows: some Tower homes have windows on the west lot line and some Villa homes on the east. The building to the west is a landmark, and if it's ever allowed to grow, those owners must close up the windows at their own cost. The sponsor bought light-and-air easements from 210, 222 and 230 Central Park South.
  • Licenses, not deeds: storage, wine and parking spaces are licenses that you can only pass to another owner in the building. The plan can't promise the lower-level rooms will stay dry, and the sponsor disclaims damage to wine from a power failure.
  • Sponsor's reserved spaces: the sponsor keeps a permanent easement to use or license spaces such as the roof and facade, including for advertising, and keeps any fees.
  • Backup power: a 1,500 kW generator running on diesel and natural gas serves life-safety loads. The plan tells buyers not to rely on it to power their homes.

Team

Nearby

FAQ

Does 220 Central Park South have a pool?

Yes. Lower Level 1 has an aquatic center with an 82-by-21-foot pool, a cold plunge pool and a hot tub, next to a fitness center, squash court and sports court, with lifeguards expected from an outside operator.

What are the Suite Units at 220 Central Park South?

They're 25 smaller units on Tower floors 18 to 20 that only owners of a Tower or Villa Unit can buy, and only the owner's family, domestic staff or non-paying guests can live in them. They weren't offered for sale at launch, except unit 18C for the resident manager.

How does parking work?

The sponsor offered 24 parking licenses at $750,000 each, with a monthly fee of about $1,500. A valet parks all cars in the Lower Level 3 garage, and license holders don't get a dedicated space.

Where this comes from: the building's offering plan (CD140184) as filed with the New York Attorney General, including its Special Risks, Description of Property and Improvements, the architect's report, Schedule A, Schedule A-1, Schedule B and Identity of Parties. Prices are the sponsor's offering prices, not sales, and budget figures are the sponsor's first-year projections. Later amendments may change them. Updated October 2026.