NYC Condo Outdoor Space: Who Gets It
Summary: Dreaming of a terrace? Here's how NYC condo developers decide who gets outdoor space, what they charge for it, and the fine print that comes with it, straight from the offering plans.
Who Gets the Outdoor Space?
We looked at the unit-by-unit price lists in the 740 condo offering plans whose Schedule A lists outdoor space, covering 22,957 apartments. 41% of those apartments have private outdoor space: gardens on the ground floor, roof terraces on the top floor, and balconies, if anything, in between.
Garden units get the biggest spaces relative to their size: the typical yard is 390 square feet, about 35% of the apartment's interior, and 35% of garden-level yards are at least half the size of the apartment. Top floors and penthouses get roof terraces, typically 233 square feet. Middle floors get balconies, usually around 74 square feet: enough for a bistro table and two chairs.
Position decides who gets it, too. In buildings that offer some outdoor space, 64% of top-floor apartments have it, 50% on the lowest floor, and 36% in between.
Building size matters a lot. In a brownstone-sized condo of five units or fewer, 73% of apartments have some outdoor space. In buildings with more than 60 units, 31% do.
| 1–5 homes | 73% |
|---|---|
| 6–10 homes | 70% |
| 11–25 homes | 59% |
| 26–60 homes | 45% |
| More than 60 homes | 31% |
740 plans whose Schedule A lists outdoor space; a home counts when its listed terrace, balcony, yard or roof is above 0 square feet.
Outdoor space is also far more common in Brooklyn (50% of apartments) and Queens (67%) than in Manhattan (23%). In Brooklyn that goes with size: the typical plan there has 8 homes, against 26 in Manhattan. Queens plans are bigger (a typical 28 homes), so in Queens building size doesn't explain it.
How Much Extra Does a Terrace Cost?
Comparing apartments in the same building, developers typically price units with outdoor space about 6% higher per square foot of interior space (the median of 394 buildings). In Manhattan, the premium is much bigger, around 17%. In Brooklyn (3%) and Queens (1%), it's usually just a couple of percent or less.
| Manhattan | 17% |
|---|---|
| Brooklyn | 3% |
| Queens | 1% |
Median of buildings with at least two homes with outdoor space and two without, comparing asking prices per interior square foot.
In the outer boroughs, a balcony often comes at little extra cost, which can make it a good value.
The catch: in Manhattan, you're paying real money for a terrace, so know exactly what you can do with it before you buy.
Wait, I Don't Own My Terrace?
Not exactly. In the condo plans we read, private outdoor space is a "limited common element": it belongs to all the owners together, but only you get to use it. It also isn't included in your apartment's square footage. Here's what that means day to day.
Who fixes what
Typically, you take care of routine upkeep: clearing drains, shoveling snow, and maintaining planters, pavers and decking. The building pays for structural repairs and waterproofing, unless you caused the damage. If your planter or contractor damages the roof membrane and water leaks into the apartment below, expect to pay.
What you can put out there
Plans typically don't let you enclose a terrace or build on it without board approval, and many limit heavy planters. Hot tubs are a common no: The Morgan in Murray Hill names them specifically. Some developers build the extras in from the start, like the balcony grills and penthouse outdoor kitchen at 181 MacDougal Street in the Village, or the penthouse hot tub at Archive Lofts on the Upper East Side.
Who else can use it
"Exclusive use" doesn't mean nobody else ever sets foot there. Many buildings can cross your terrace to make repairs, reach mechanical equipment or set up window-washing rigs, and may ask you to move furniture. At 78 2nd Place in Carroll Gardens, every owner can pass through one apartment's backyard to service their air conditioners.
Not Every Roof Is for Residents
Before you picture rooftop dinners, check who the roof belongs to. At 4112 8th Avenue in Sunset Park, the roof goes to the ground-floor retail space for its equipment. At 1255 Decatur Street in Bushwick, one roof terrace is shared, one is private and the upper roof is off-limits.
How to Check a Building's Outdoor Space
- Schedule A (the plan's price list) often lists each unit's terrace size.
- Floor plans mark outdoor areas as "L.C.E." or "limited common element."
- The Declaration says which apartment gets which yard, terrace or roof.
- The building rules cover repairs, planters, grills and access.
Search "condos with a private roof terrace" on The Condo Book Project, or learn how to read Schedule A.
FAQ
Do I own my condo terrace in NYC?
Usually not outright. Most terraces, balconies, yards and roof decks are limited common elements, owned by all owners but reserved for your exclusive use, under the building's rules.
Who pays to fix a leaking condo terrace?
Usually the building pays for structural repairs and waterproofing, and you pay for routine upkeep. If you or your contractor caused the leak, you'll likely pay for it.
Is a terrace included in a condo's square footage?
No. Outdoor space is listed separately from interior square footage.
How much more do condos with outdoor space cost in NYC?
Developers typically price them about 6% higher per interior square foot than other apartments in the same building. In Manhattan, it's closer to 17%.
Where do these figures come from?
From the price lists (Schedule A) of the 740 NYC condo offering plans that list private outdoor space, out of 1,803 price lists we've read, plus the governing documents of recent plans. Prices are developers' offering prices. Updated October 2026.
How is the outdoor space premium counted?
A building's premium compares the median asking price per interior square foot of its apartments with and without outdoor space, in buildings with at least two of each. We quote the median across those buildings.
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