THE CONDO BOOK PROJECT

15 West 61st Street Condominium (The Park Loggia)

15 West 61st Street, Manhattan, NY 10023

Compare

Overview

The Park Loggia at 15 West 61st Street is a 172-unit, 33-story condo from AvalonBay with a Target store in its retail base. Its offering plan lists Miele kitchens, Kallista and Kohler baths, amenity floors with a golf simulator, music rooms and a theater, and a non-union staff that makes up close to half the first-year budget. The offering plan specifies engineered wood floors, quartzite kitchen countertops, lacquered finish cabinets, Miele appliances, a washer and dryer in each apartment, Kallista bathroom fittings and ducted heat pumps for heating and cooling.

  • Address: 15 West 61st Street, at Broadway, Lincoln Square
  • Size: 172 apartments plus one commercial unit, 33 stories (about 392 feet)
  • Apartments: studios to four-bedrooms, on floors 3 to 6 and 8 to 31
  • Sponsor: AVB 1865 Developer LLC, an AvalonBay Communities entity
  • Site history: the land was bought from the American Bible Society in 2015
  • Plan accepted: March 2019
  1. SubmittedMay 2019
  2. AcceptedMarch 2019
  3. 8 amendments
  4. First sale
  5. Latest sale

Sales

169 of 172homes sold (98%)
Every sale: 169 homes, with price and dateSee it free →

From city records (ACRIS), through Sep 30, 2026.

First-Year Budget

From our research: NYC Co-op and Condo Tax Abatement: Is It Worth Paying Prevailing Wage? (Board Calculator)

Ask Claude or ChatGPT: How do The Park Loggia's common charges compare with similar buildings? →

Property Taxes

The plan's first-year tax estimate, checked against the city's real bills for 70 homes.

Each home's estimate, city bills and tax breaksSee it free →

Closing Costs

The plan lists what a buyer pays at closing.

All 6 closing costs in the plan, with their pagesSee it free →

The Building

Finishes

The plan says every apartment gets the same finish package, with a few appliance upgrades in larger layouts.

Kitchen

  • Polished quartzite countertops and backsplashes, with lacquered cabinets
  • Miele throughout: panel-ready refrigerator (30 or 36 inches wide depending on the unit), panel-ready dishwasher, 30-inch four-burner gas cooktop, convection oven, built-in microwave and a recirculating hood
  • A Miele speed oven and/or wine cooler in select larger lines
  • Kohler stainless sink with a Moen pull-down faucet

Good to know: the range hood recirculates rather than venting outside, which is worth knowing if you cook a lot.

Baths

  • Kallista faucets, tub spouts and showerheads in polished chrome
  • Kohler dual-flush toilets and cast-iron tubs (60 and 66 inches)
  • Wall-hung Systempool "Ras" vanities with integrated basins
  • Honed marble tile from Jantile, plus Porcelanosa porcelain tile

For how these names compare across the city, see our guide to bathroom brands in NYC luxury condos.

Floors, Windows and Loggias

  • Wide-plank engineered oak floors from HF Design over a rubber sound-control underlayment
  • Thermally broken aluminum windows with argon-filled insulated glass from Skyline Windows
  • On floors 8 through 31, east and west loggias set into a glass window wall with out-swinging doors. Terraces and loggias are limited common elements reserved for the apartment they're attached to.

Laundry, Heating and Cooling

  • A GE front-load washer and electric dryer in every apartment, plus a small pay laundry room (two washers, two dryers) in the sub-cellar
  • Heating and cooling from individual water-cooled packaged heat pumps in each apartment
  • Domestic hot water from central gas-fired water heaters

Tip: the plan's estimate of yearly electric bills runs from about $1,600 for a typical studio to about $6,650 for a typical four-bedroom. Gas isn't on your bill at all; it's in the common charges.

Listings: The Park Loggia on StreetEasy

Amenities, Staffing & Transportation

The amenities are spread over four low floors and a high roof terrace. Sizes below are the approximate square footages the plan lists.

  • 4th floor: a screening room and two music practice rooms (about 800 square feet together)
  • 5th floor: a children's playroom of roughly 870 square feet with a custom play structure
  • 6th floor: a golf lounge (about 430 square feet) with a simulator and dry bar
  • 7th floor club level: a living room lounge (about 1,070 square feet), private dining room, wine storage and display area, catering pantry and kitchenette, game room (about 1,100 square feet), small conference room, and a fitness center with yoga studio (about 1,350 square feet)
  • 7th floor roof terrace: about 3,100 square feet with a pergola, grills, a wet bar and an exercise surface
  • 32nd floor roof terrace: about 1,850 square feet with movable seating
  • Everyday extras: bike storage in the sub-cellar, a cold storage room for grocery deliveries and a package room

See how this lineup compares with similar buildings in NYC condo amenities by building size.

Staffing and Services

The plan promises a lobby attendant on duty 24 hours a day, seven days a week, and four elevators (two passenger, one swing and one service) running around the clock. The first-year staffing plan is:

  • A full-time resident manager, who lives in the building rent-free in a unit the condo will own
  • A concierge post covered 24/7 and a doorman post covered 16 hours a day
  • Six full-time porters and a full-time handyman

Good to know: the plan says the staff will be non-union, paid at least state minimum wage, with health benefits budgeted for 15 full-time employees. Payroll comes to about $1.2 million, close to half of the whole first-year budget. Our guide to what a doorman costs in an NYC condo explains why staff is usually the biggest line.

Transportation

  • Subway: 2 min walk to 59 St-Columbus Circle 1 A B C D; 66 St-Lincoln Center 1, 5 min
Amenities, Staffing & TransportationSee it free →

Amendments

Amendment 8 2023

Eighth Amendment updates the budget, unsold units list, board members, working capital fund location and balance, and certificate of occupancy status.

  • 6 unsold residential units owned by Sponsor as of May 19, 2023
  • Working Capital Fund of $287,707.15 held at Capital One, 299 Park Avenue, New York as of June 7, 2023
  • Board members: Scott Fishbone (President), Lindsay Romano (Secretary), Katie Bucklew (Treasurer), all affiliated with Sponsor
  • Temporary Certificate of Occupancy Number 1090158-10 issued July 31, 2023, expires October 30, 2023
  • Aggregate monthly common charge for Sponsor's units approximately $8,964.22 as of May 19, 2023
  • Aggregate monthly real estate taxes for unsold units $7,928; taxes paid through June 30, 2023
  • No mortgages on unsold units or building
  • No outstanding lawsuits or proceedings materially affecting the offering

Amendment 7 2022

This amendment changes the sponsor principal, updates real estate taxes and pricing in Schedule A, reconfigures six units' floor plans, modifies transfer tax treatment, and provides updated financial information as of April 29, 2022.

  • Sponsor principal changed from Martin Piazzola to Scott Fishbone
  • Real estate taxes updated; Schedule A prices revised accordingly
  • 41 unsold residential units owned by sponsor as of April 29, 2022
  • Units 3A, 3O, 4A, 4O, 5A, and 5N reconfigured with new layouts, dimensions, and square footage
  • New York State Transfer Tax no longer grossed up in purchase price
  • Working Capital Fund held at Capital One with balance of $188,255.09 as of April 29, 2022
  • Temporary Certificate of Occupancy issued June 6, 2022; expires September 4, 2022
  • Schedule A prices decreased for 1 home (median -11.7%): 6A $6,400,000 → $5,650,000

Amendment 6 Feb 16, 2021

Sponsor ended the waiver period and condominium began collecting common charges from unit owners on February 1, 2021.

  • Waiver period ended
  • Common charges collection began February 1, 2021
  • Updated Schedule A with offering prices effective August 1, 2020 through July 31, 2021

Amendment 5 2020

Budget updated for August 2020–July 2021 operating year; Schedule A corrected for tax year 2020/2021 and unit designation errors.

  • Budget adopted for August 1, 2020 to July 31, 2021 operating year
  • Schedule A updated for 2020/2021 real estate taxes
  • Square footage of Limited Common Element appurtenant to Unit 15B corrected
  • Unit designations of Units 15C and 15D corrected (were inadvertently swapped)
  • 119 Unsold Residential Units retained by Sponsor as of July 13, 2020
  • Working Capital Fund held at Capital One, 299 Park Avenue, with balance of $67,329.60 as of June 10, 2020
  • Temporary Certificate of Occupancy issued June 30, 2020; Architect Letter received February 21, 2020 certifying building complete

Amendment 4 2020

Fourth Amendment updates financials, confirms first closing, lists unsold units, and makes corrections to unit descriptions and terrace measurements.

  • First Closing occurred January 29, 2020 for Unit 11B
  • 158 unsold Residential Units owned by Sponsor as of February 21, 2020
  • Working Capital Fund of $14,914.66 held at Capital One as of February 21, 2020
  • Sponsor waived collection of common charges; aggregate monthly common charges for unsold units $200,349.79
  • Aggregate monthly real estate taxes for unsold units $193,794.42; Sponsor paid through June 30, 2020
  • Storage Bins 58 and 59 combined into one bin: 78 square feet, $115,000.00 purchase price, $117.00 monthly fee
  • Unit 15A updated to 2 bathrooms in Schedule A
  • Temporary Certificate of Occupancy issued January 24, 2020; expires April 23, 2020

Amendment 3 Sep 25, 2019

Plan declared effective after 31 units contracted; budget revised for storage closet fees and common interest adjustments; Schedule A updated with corrected percentages and retail unit square footage.

  • Plan declared effective with 31 units contracted (over 18% of 172 units)
  • Budget increased by de minimis $396
  • Storage Closet License Fees decreased
  • Schedule A revised with corrected percentage common interest
  • Retail Unit outdoor space square footage added to Schedule A

Amendment 1 2019

Storage bin count revised from 60 to 59, purchase prices and license fees updated, and New York State transfer tax and mansion tax rates effective July 1, 2019 disclosed.

  • Storage bin count reduced from 60 to 59
  • Schedule A-1 purchase prices and license fees for storage bins revised
  • New York State Transfer Tax rate: $2.00 per $500 plus $1.25 per $500 for conveyances of $3,000,000 or more, effective July 1, 2019
  • Mansion Tax rates range from 1% to 3.9% based on consideration, effective July 1, 2019
What each amendment changed, line by lineSee it free →

Fine Print

What's Specific to It

  • A Target downstairs. About half of the commercial unit was leased to Target on a 15-year term with three five-year extension options. Residents have no share in that rent, but the commercial owner chips in about $200,000 a year toward shared costs like staff, insurance and management.
  • Music practice rooms and a golf simulator. The fourth floor pairs a screening room with two acoustically paneled practice rooms, and the sixth floor has a golf lounge with a simulator and dry bar.
  • Gas is in your common charges. Heat, hot water and cooking gas are paid by the building, not metered to you. You pay Con Edison only for electricity.
  • Non-union staff, 24/7 desk. The plan budgets a round-the-clock concierge, a doorman for 16 hours a day, six porters, a handyman and a live-in resident manager, all non-union.
  • Licensed storage, priced by the square foot. About 60 storage spaces of roughly 70 to 172 square feet are sold as licenses, with an ongoing fee of about $1.50 per square foot a month. The plan notes they're not climate controlled.
  • No parking and no pool. The plan lists no garage and no swimming pool, though there's a porte cochere off West 61st Street.

If you're looking at The Park Loggia, the listing will show you floor plans and views. The offering plan the sponsor filed with the New York Attorney General goes further: it names the appliance and fixture brands, sizes every amenity room, lists the staff and lays out what the building expects to spend in its first year. Here's what it says, in plain terms.

Fine Print Worth Knowing

  • No starting reserve fund. The plan sets up no initial reserve fund and budgets only about $9,700 a year for replacement reserves. Buyers pay a working capital contribution equal to two months of common charges at closing.
  • Storage fees can rise. The $1.50-per-square-foot storage license fee is tied to inflation increases and can be changed by the board.
  • The retail side is separate. Residents get no share of the commercial unit's rents, and the sponsor's affiliate may sell that unit after filing an amendment or getting a no-action letter.
  • Sponsor rights. The sponsor can use unsold apartments as model units and sales or rental offices.
  • Cable deals are pre-set. The condo is bound by the sponsor's agreements with Spectrum and Verizon for in-building wiring.

FAQ

Does The Park Loggia have parking?

No. The offering plan lists no garage or parking spaces, though the building has a porte cochere drop-off on West 61st Street; see how condo parking works for buildings that do offer it.

Is there a pool or gym?

There's no pool, but the seventh floor has a fitness center with a yoga studio of about 1,350 square feet, next to a large roof terrace with an exercise surface.

Who pays for heat and gas?

The building does: gas for heat, hot water and cooking is a common expense, while each apartment's electricity is metered and billed directly by Con Edison.

Is the building staff unionized?

No. The plan says the staff will be non-union, with a 24/7 concierge, a 16-hour doorman, six porters, a handyman and a live-in resident manager.

Where this comes from: the building's offering plan (CD180379), filed with the New York Attorney General and accepted in March 2019, including its Schedule B budget and description of property. Figures are the sponsor's first-year projections and may have changed in later amendments. Updated October 2026.

Team

The plan sections we reviewed don't name an interior designer; fashionweekdaily.com reports Pembrooke & Ives (lobby and amenities).

Zoning

Zoning district
C4-7
Special district
Special Lincoln Square District (L)Subdistrict C

Today's zoning, from city data (PLUTO 26v2).

Nearby

Free in ChatGPT or Claude

Ask Claude or ChatGPT about The Park Loggia

The fastest way to know any condo or co-op

Get Connected →
The Condo Book Project Are The Park Loggia's common charges high for the area? No, they're on the low side. The Park Loggia budgets $1.02 per square foot a month, against a $1.35 median for the 10 most similar Manhattan plans.Schedule A Do you want to see the list of similar buildings?
Free: all 173 units, every budget line, every saleSee it free