This 1940s co-op has an unbeatable location directly across from Central Park
Esther Muller, an associate broker at Sotheby’s International Realty, has over 30 years of experience and $1 billion in sales under her belt. Needless to say, she’s stepped foot in countless apartments, condos, co-ops, townhouses, single-family homes and estates. But if you ask her where she feels most at home, it’s The Berkeley House at 120 Central Park South. “This is my favorite building in the universe, and I’ve lived in some fabulous buildings in New York,” she says. “There is no place in the world like 120 Central Park South because it’s center to the greatest park in the world.” The Berkeley House is on the middle block of one of the city’s most coveted streets, which also happens to be part of Billionaire’s Row. Seeing as north-facing residents claim one of the most prized views in the city, it’s no surprise that the 1941 co-op attracts a discerning clientele, including celebrities. Still, Muller describes the building as having a down-to-earth and rather sensible atmosphere. “It’s not a stuffy building. The staff doesn’t wear white gloves, but there’s 24/7 security and great service. And the co-op board is very human and flexible in its decisions.” Like many buildings of its era, The Berkeley House has few in-house amenities, but the sought-after address, charming apartments, views and culture-rich area is enough to drive prices and demand.
A mix of classic and contemporary apartments, some with breathtaking views
The apartments within The Berkeley House vary widely in terms of size, style and price. “Some residences are packed with classic New York charm like gorgeous arched libraries and beautiful hardwood floors,” Muller says. “Many people have maintained the integrity of the units. Some have chosen to contemporize their unit.” One person to do so was Bryan Cranston, the A-list Breaking Bad actor, who’s currently asking nearly $3.2 million for his two-bed, two-bath unit. Cranston’s renovations include Lutron smart lighting, custom closets and a gourmet kitchen with marble counters and luxury appliances. Regardless of updates, every unit features sunken living rooms, beamed ceilings and oversized picture windows that, for some, frame striking Central Park views. Of course, those facing the park have much higher price tags, even if the square footage is the same. “Front-facing units literally have the million-dollar view,” Muller says. “Even on low floors, you feel like you’re in the middle of the treetops. And up higher, it’s very Zen-like. You can stand in front of the window and feel completely mesmerized.”
Studios rarely hit the market, but the most recent one sold in 2022 for $873,000. Larger apartments have wide price ranges based on square footage, renovations, direction and the presence of outdoor space. Recent one-bedrooms have listed between $595,000 and $839,000, while two-bedrooms listed between $1.09 million and $3.5 million. Three- and four-bedroom residences are the result of combinations, and they are not resold often. In recent years, prices ranged from $3.3 million to $4.5 million. As for maintenance fees, Muller says that “there’s a premium baked in for being along Central Park South, but people don’t mind paying extra because there’s great service and it’s the best location.”
For members, the private club next door supplements the co-op’s limited amenities
Amenities within The Berkeley House are limited to a small backyard garden, plus bike, storage and laundry rooms in the basement. It’s worth noting that the board allows residents to add in-unit washer/dryers. The co-op also has two doormen, one at the entry and one at the desk, as well as a live-in super and a maintenance team. Although it’s exclusive to paying members, the New York Athletic Club is right next door. “While it’s not part of the building, many who live at 120 Central Park South consider the club an extension to the amenities,” Muller says. “They have a running track, which is great when it’s too cold to run in the park. There’s also a nice, large pool and a restaurant. They have everything.”
Owners are immersed in quintessential New York, from the park to iconic venues
Of course, the main highlight of living at The Berkeley House is having Central Park at your doorstep. Alongside throngs of visitors — many of them arriving via taxi and swiftly transitioning to horse-drawn carriage — residents can quickly access the park’s walking paths and ball fields, plus The Pond, Wollman Rink, Heckscher Playground and the park’s eponymous zoo. One can find just about any activity outside of the park, too. “Anything you could want is right here: Broadway shows, museums, great restaurants and shops,” Muller says. “Since the building is so perfectly located at the center, you’re essentially living in the east and west sides, too. Go left out of the building and you’re almost in the west side. Go right, and you’re in the east.” Shops and designer boutiques are just over a block away along Fifth and Madison avenues, while the Shops at Columbus Circle is just west. A Whole Foods and three Michelin-star restaurants (Per Se, Masa and Jean-Georges) are clustered around the circle, as well. The Lincoln Center for the Performing Arts is about a 15-minute walk from the co-op, and the famed Carnegie Hall is just two blocks south.
Many destinations are walkable, but transit options are plentiful for farther commutes
Both taxis and local and express buses run along Central Park South, and two Citi Bike docks are located at either end of the block. Should residents wish to take the subway, nine trains are available within a seven-minute walk of the co-op.
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Quantarium
Current List Price
Sold Price
Area Factors
Moderate Crime
Crime Score®
5/ 10
Very Bikeable
Bike Score®
79/ 100
Walker's Paradise
Walk Score®
99/ 100
Rider's Paradise
Transit Score®
100/ 100
Sources: WhatIsMyCrimeRisk.com, Walk Score
Sources: WhatIsMyCrimeRisk.com, Walk Score
WhatIsMyCrimeRisk.com, Powered by CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks. Walk Score® measures the walkability of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Sound Score® measures the noise level of any address. Environmental risk data is provided by First Street Foundation® and is designed to approximate risk and not intended to include all possible scenarios.
Parks in this Area
Grand Army Plaza
5 min walk
Dante Park
11 min walk
Picnic Area
Damrosch Park
12 min walk
Picnic Area
Events
745 Plaza
12 min walk
Picnic Area
Richard Tucker Park
12 min walk
Picnic Area
Events
Channel Gardens
13 min walk
Picnic Area
Nature Center
MMC Plaza
15 min walk
Picnic Area
50th Street Commons
2 min drive
Picnic Area
Ramon Aponte Park
3 min drive
Playground
Waterpark
Schools
Source:
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