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. The offering plan specifies Sub-Zero and Miele appliances, a washer and dryer in each apartment and fan coil units for heating and cooling.

  • 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.
  1. SubmittedMarch 2015
  2. AcceptedMarch 2015
  3. 29 amendments
  4. First sale
  5. Latest sale

Sales

116 of 118homes sold (98%)
Every sale: 116 homes, with price and dateSee it free →

From city records (ACRIS), through Apr 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 220 Central Park South's common charges compare with similar buildings? →

Property Taxes

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

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

Closing Costs

The buyer pays the NYC and NY State transfer taxes, which a seller usually pays.

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

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.

Location & Transportation

  • Neighborhood: Lincoln Square, Manhattan
  • 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
Amenities, Staffing & TransportationSee it free →

Amendments

Amendment 29 Mar 3, 2026

Twenty-ninth amendment updates Schedule A with current common charges and real estate taxes for unsold units, provides 2024-2025 audited financials, updates budget for 2026, and discloses board control transition.

  • Schedule A updated with common charges effective for current operating year and actual real estate taxes for January 1 - June 30, 2026 plus projected taxes for July 1 - December 31, 2026
  • Unit 32B offering price: $16,500,000
  • Monthly common charges for all unsold units approximately $10,493 in aggregate; monthly real estate taxes approximately $6,994.83 in aggregate
  • Sponsor relinquished board control in November 2023; board now elected by unit owners with one sponsor-appointed member
  • 2026 budget adopted by board attached
  • Audited financial statements for years ending December 31, 2024 and 2023 attached
  • No lawsuits or proceedings that materially affect the offering
  • Plan expires 12 months after filing date unless further extended or amended

Amendment 28 Mar 6, 2025

Updated Schedule A with current common charges and real estate taxes for 2025, updated ancillary license fees, 2023-2024 financial statements showing a 16.65% common charge increase, and current board composition.

  • Schedule A updated with real estate taxes based on actual DOF amounts for January-June 2025 and projections for July-December 2025
  • Common Charges updated to reflect current 2025 operating year amounts
  • Schedule A-1 updated with 2025 calendar year monthly and annual license fees for storage closets, wine cellars, and parking spaces
  • 2023 and 2022 audited financial statements attached; 16.65% common charge increase effective January 1, 2024
  • Board control relinquished by Sponsor in November 2023; board now includes one Sponsor-appointed member and four Unit Owner-elected members
  • As of December 1, 2024: unsold units have approximately $35,319 monthly aggregate common charges and $28,280 monthly aggregate real estate taxes
  • No tenants currently occupy Sponsor-owned units; no mortgages on unsold units
  • Sponsor current on all financial obligations to condominium

Amendment 27 Dec 8, 2023

Changes sponsor's counsel to Kramer Levin Naftalis & Frankel LLP, updates escrow agent and master escrow account details, updates board of managers, and updates 2024 budget and Schedule A pricing.

  • Sponsor's counsel changed to Kramer Levin Naftalis & Frankel LLP at 1177 Avenue of the Americas, New York
  • Escrow Agent and Master Escrow Account now with Kramer Levin Naftalis & Frankel LLP at Citibank N.A., 153 East 53rd Street, 23rd Floor, New York
  • Designated escrow account signatories: Jay A. Neveloff, Jonathan H. Canter, James P. Godman, Tzvi Rokeach, Joshua Winefsky
  • Closing of title may be held through purchaser's title insurance company or at Sponsor's Counsel offices or other location designated by Sponsor
  • Board of Managers updated: Barry Langer (President/Treasurer), Tom Waller (Vice President), Melvyn Blum (Secretary), Michael Wilson, David Mandelbaum
  • Updated Budget for calendar year January 1, 2024 through December 31, 2024
  • Schedule A updated with new Common Charges and Real Estate Taxes for unsold units
  • Schedule A-1 updated for Storage Closet Licenses, Wine Cellar Licenses, and Parking Space Licenses

Amendment 26 Jul 31, 2023

Unit 43B purchase price revised to $34,000,000.00 with updated common charges and real estate taxes for the 2023/2024 tax year.

  • Unit 43B purchase price set to $34,000,000.00
  • Unit 43B estimated monthly common charges $9,929.84
  • Unit 43B monthly real estate taxes $9,025.82 for 2023/2024 tax year

Amendment 25 Mar 31, 2023

This amendment updates financial disclosures, confirms the temporary certificate of occupancy status, and extends the plan's effective period.

  • Unsold units as of February 1, 2023: units 20F, 22A, 22C, 23C, 24C, 32B, 43B
  • Sponsor's aggregate monthly Common Charges on unsold units: approximately $48,681.38
  • Sponsor's aggregate monthly real estate taxes on unsold units: approximately $44,141.75
  • Working Capital Fund balance as of January 31, 2023: approximately $1,492,497.49
  • Current temporary certificate of occupancy expires June 28, 2023
  • Architect certified PCO completion cost of $250,000 as of February 28, 2023
  • 2023 budget and audited financial statements for year ended December 31, 2021 attached
  • Plan effective period extended 12 months from filing date of this amendment

Amendment 24 May 3, 2022

Penthouse 75 is offered for sale at $72,000,000.00.

Amendment 23 Mar 10, 2022

Twenty-Third Amendment updates sponsor financial disclosures, confirms temporary occupancy certificate expiration, lists board members, and provides 2022 budget and 2020 financial statements.

  • 10 unsold units owned by sponsor as of March 1, 2022
  • Sponsor monthly common charges obligation approximately $53,073.05
  • Sponsor monthly real estate taxes obligation approximately $55,388.66
  • Temporary certificate of occupancy expires April 24, 2022
  • PCO cost estimate $2,843,361 per architect certificate dated October 12, 2020
  • Working Capital Fund balance approximately $1,414,208.42 as of January 31, 2022
  • Plan effective period extended 12 months from filing date

Amendment 22 Jun 30, 2021

Twenty-Second Amendment updates financial disclosures, sponsor principals, resident manager unit sale, and budget information as of mid-2021.

  • Sponsor's monthly Common Charges on unsold units: approximately $77,024.52 as of July 1, 2021
  • Sponsor's monthly real estate taxes on unsold units: approximately $80,595.40 as of July 1, 2021
  • Working Capital Fund balance: approximately $1,413,465 as of June 1, 2021
  • Temporary Certificate of Occupancy expires August 10, 2021
  • PCO cost certified at $2,843,361 as of October 12, 2020
  • Resident Manager's Unit sold to Board of Managers on December 18, 2020 for $5,270,693.60
  • Board of Managers financed $563,434.60 via mortgage for Resident Manager's Unit
  • David Greenbaum terminated as principal; Barry Langer and Thomas Sanelli added as principals

Amendment 21 Jun 3, 2020

Amendment updates Schedule A with current real estate taxes and estimated Common Charges based on 2020 budget, and extends the plan's effective period.

  • Schedule A updated with current real estate taxes and estimated Common Charges from 2020 budget
  • Temporary Certificate of Occupancy expires July 8, 2020; Sponsor responsible for extension and obtaining Permanent Certificate of Occupancy
  • Architect certified PCO Amount of $95,459,383.80 as reasonable cost to complete work for entire Building
  • Plan effective period extended 12 months from filing date

Amendment 20 2020

2020 budget and common charges updated for the third year of condominium operation.

  • 2020 Budget approved for January 1 – December 31, 2020
  • Total projected revenue $10,836,092
  • Total projected expenses $10,836,092
  • Updated monthly common charges by unit

Amendment 19 Oct 8, 2019

Amendment updates transfer tax rates effective July 1, 2019, adds new supplemental tax on residential properties, extends common charge waiver termination to November 1, 2019, and provides temporary certificate of occupancy details.

  • New York State Transfer Tax rate for units $3,000,000+ increased from $2.00 to $3.25 per $500 consideration, effective July 1, 2019
  • New supplemental tax established on residential properties $2,000,000+ purchase price, ranging from 0.25% to 2.9% based on price tier
  • Common charges waiver terminates November 1, 2019; sponsor to begin collection
  • Temporary certificate of occupancy effective August 28, 2019, expires November 26, 2019
  • Building has 85 dwelling units, 70 stories, 1033 feet height

Amendment 18 Apr 26, 2019

Amendment updates financial disclosures, budget, Schedule A pricing, board members, and amenity agreements as of April 22, 2019.

  • Sponsor owns approximately 514,468.00 in monthly real estate taxes on unsold units as of April 22, 2019
  • Temporary certificate of occupancy expires June 17, 2019
  • Board members: David Greenbaum (President), Melvyn Blum (Vice President), Barry Langer (Secretary/Treasurer)
  • 2019 Operating Budget adopted for January 1 – December 31, 2019
  • Schedule A updated with current real estate taxes and estimated Common Charges
  • Fitness Center Operating Agreement with The Wright Fit, Inc. for 2 years, renewable month-to-month
  • Dining Services Agreement with JG-CPS, LLC terminates October 31, 2021; Sponsor subsidizes operating costs above 500,000 through that date
  • FinCEN Geographic Targeting Order disclosure requirements for beneficial owners in entity purchases

Amendment 17 Jan 8, 2019

Deposit requirement changed to a single 25% payment at execution of agreement, eliminating the Initial Deposit and Additional Deposit structure.

  • Deposit requirement changed to 25% of Purchase Price (single payment at agreement execution)
  • Terms 'Initial Deposit' and 'Additional Deposit' deleted
  • Existing agreements entered before amendment remain unchanged

Amendment 16 Oct 30, 2018

Amendment updates condominium declaration recording details, confirms first closing, and modifies management agreement terms.

  • Declaration of Condominium recorded September 24, 2018 as CRFN 2018000317728
  • First closing of Unit 24B occurred October 17, 2018; five units conveyed to bona fide purchasers
  • Units separately assessed for 2018/2019 second half real estate taxes
  • Sponsor's monthly real estate taxes on unsold units approximately $651,079.00
  • Temporary Certificate of Occupancy issued August 16, 2018, expires February 12, 2019
  • PCO Amount certified at $292,880,000.00 as of August 30, 2018
  • Management fee for second year reduced from $119,600 to $118,450
  • Unit owner fees: $850 for waiver of first refusal review, $750 lease processing, $650 lease renewal, $650 refinancing review, $2000 alteration applications

Amendment 15 Jun 13, 2018

Parking spaces increased from 24 to 64; Schedule A unit measurements updated; Schedule B budget increased 1.01%; escrow agent changed.

  • Parking Space Licenses increased from 24 to 64
  • Annual License Fee per Parking Space decreased from $18,010 to $8,340
  • Schedule A- unit square footages, terrace square footages, and Common Interest amounts updated
  • Schedule B budget increased by approximately 1.01%
  • Escrow agent changed to Stroock & Stroock & Lavan LLP
  • Construction approximately 80% complete; First Closing anticipated by December 31, 2018
  • Updated Declaration and By-Laws annexed
  • Plan valid for six months from filing date of this amendment
  • Schedule A prices increased for 31 homes (median +9.7%): 10th Floor $40,000,000 → $41,000,000; 36A $21,500,000 → $25,900,000; 36B $22,500,000 → $26,900,000; 37A $21,800,000 → $26,200,000; ...

Amendment 14 Apr 18, 2018

Two units in the Villa Building are combined into one duplex unit, the plan is declared effective, and purchase agreement terms are modified for future buyers.

  • Units 8th Floor and 9th Floor in Villa Building combined into 8th Floor Duplex
  • Total units reduced from 118 to 117
  • Plan declared effective based on 25 units sold (22% of 117 units)
  • Additional Deposit payment due four (4) months after agreement date
  • For new buyers only: contingency on plan effectiveness removed from agreements
  • Plan usage period extended six (6) months from filing date of this amendment

Amendment 13 Jan 12, 2018

Budget certification updated, FinCEN reporting requirements added, Tax Cuts and Jobs Act disclosure added, construction status and first closing timeline confirmed.

  • Updated budget certification provided by Rose Terra Management
  • FinCEN Geographic Targeting Order disclosure for entity purchases over $1,500,000 (outer boroughs) or $3,000,000 (Manhattan) without financing
  • Tax Cuts and Jobs Act of 2017 special risk disclosure: tax information in plan may be inaccurate as of January 1, 2018
  • Construction approximately 70% complete
  • First Closing anticipated on or before September 30, 2018
  • Plan usage expires six months after amendment filing unless extended

Amendment 12 Jul 21, 2017

Eighth-floor duplex subdivided into two units; amenities added; escrow account changed; FinCEN reporting requirements disclosed.

  • 8th Floor Duplex subdivided into separate 8th Floor and 9th Floor units; total units increased from 117 to 118
  • Golf Simulator added to Lower Level 1
  • Wine Tasting Room added to Lower Level 2 for Wine Cellar Licensees only
  • Escrow Agent Master Account moved to JPMorgan Chase Bank at 4 New York Plaza, New York, NY 10004
  • FinCEN Geographic Targeting Order disclosure: entity purchases over $1,500,000 (Brooklyn, Bronx, Queens, Staten Island) or $3,000,000 (Manhattan) without bank financing using currency or checks require beneficial owner disclosure
  • Schedule B Projected Budget for First Year unchanged
  • Updated 339-i opinion letters, Architect's Report addendum, and floor plans for subdivided units and lower levels included
  • Plan effective period extended six months from filing date of this Amendment

Amendment 11 Mar 1, 2017

Amendment offers the 8th Floor Duplex for sale and updates purchase prices for certain units.

  • 8th Floor Duplex offered for sale at $80,000,000
  • Updated purchase prices for multiple units across Villa and Tower buildings

Amendment 10 Feb 15, 2017

Schedule B budget remains unchanged; updated budget certification provided by sponsor's expert.

  • Updated Budget Certification from Rose Associates dated January 19, 2017 added as Exhibit A
  • Plan use period extended six (6) months from Filing Date of this Amendment

Amendment 9 Jul 25, 2016

Unit 58A is subdivided into two units; master bath updates offered to certain purchasers; floor plan and storage closet reconfigurations; common interest percentages corrected; suite unit and escrow requirements clarified.

  • Unit 58A subdivided into Units 58A and 59A; total units increased from 116 to 117
  • Master Bath 1 Updates offered to purchasers on Floors 45-49, Unit 56A, and Floors 60-72: bidet elimination, Toto Neorest toilet installation, walk-in closet creation
  • One balcony eliminated on Floors 62, 66, and 69; revised terrace square footages
  • Common Interest percentages corrected for Units on 69th, 70th, 71st, and 72nd Floors
  • By-Laws Section 6.15.1 amended to permit Declarant Users (three most senior officers of Vornado Realty Trust) to use Common Elements and Amenities without Board consent
  • Suite Units ownership restricted to persons owning or concurrently purchasing Tower Unit or Villa Unit; leasing requirements clarified
  • W-9 and W-8BEN/W-8BEN-E Forms required from purchaser and deposit source before deposit deposited to escrow
  • Storage Closets 73 and 74 combined into single Storage Closet 73; total storage closets reduced to 74

Amendment 8 May 13, 2016

Penthouse 16 is added to the offering with its price and related information.

  • Penthouse 16 offered for sale under the Plan
  • Schedule A updated with Penthouse 16 offering price and terms

Amendment 7 Mar 16, 2016

Units recombined and reconfigured, Suite Units subdivided, wine cellars and storage closets reorganized, and offering documents updated.

  • Total units reduced from 118 to 116 (10 Villa, 78 Tower, 28 Suite units)
  • 28 Suite Units created through subdivision; Suite Unit 18D reserved for Resident Manager
  • Four Tower Unit combinations: 45A+45B into 45th Floor, 46A+46B into 46th Floor, 50th Floor Duplex+52A+52B+53B into 50th Floor Quadplex, Penthouses 69A+69B+71A+71B into four full-floor units
  • Wine Cellars reconfigured to 37 total; Storage Closets to 75 total
  • Sponsor secured by Bank of China mortgages totaling approximately $600,000,000; mezzanine loan of $350,000,000 against Sponsor interests
  • Foreign entity purchasers must complete W-8BEN-E forms for interest-bearing escrow accounts
  • Deposit payments now require domestic bank checks or attorney escrow; depositor must submit W-9 or W-8BEN/W-8BEN-E forms
  • Plan effective upon 15% commitments (18 units as of this date)

Amendment 6 Oct 29, 2015

This amendment revises purchase prices for certain condominium units.

Amendment 5 Jul 30, 2015

Penthouse 76 is added to the offering with pricing and unit information.

  • Penthouse 76 (6 bed / 7 bath / 1 powder room, 8,889 sq ft) offered for sale at $100,000,000
  • Penthouse 76 common charges $141,705 annual / $11,809 monthly, real estate taxes $175,113 annual
  • Penthouse 76 residential interest allocation 1.5417%
  • Schedule A prices increased for 75 homes (median +9.9%): 22A $11,950,000 → $12,250,000; 22B $13,950,000 → $14,500,000; 22C $13,150,000 → $13,500,000; 23A $12,100,000 → $12,400,000; ...
  • Schedule A prices set for 1 home the plan listed without one: Penthouse 76 $100,000,000

Amendment 4 May 26, 2015

Purchase price for the 50th Floor Duplex unit revised to $150,000,000.00.

Amendment 3 Apr 9, 2015

Third amendment revises purchase prices for condominium units.

  • Purchase prices revised for units in Villa Building and Tower Building
  • Projected common charges and real estate taxes for first year of operation January 1, 2018 – December 31, 2018

Amendment 2 Mar 27, 2015

Revised purchase prices for condominium units in both Villa and Tower buildings.

  • Purchase prices updated for all units in Villa Building (10 units) and Tower Building (67 units)
  • Common charges and real estate taxes projected for first year of operation January 1, 2018 – December 31, 2018

Amendment 1 Mar 10, 2015

Amendment adds Penthouse 73 to the offering and increases purchase prices for certain units.

  • Penthouse 73 added to offering at $163,193,000 (5 bedrooms, 6 bathrooms, 9,535 sq ft)
  • Purchase prices increased for multiple units across Villa and Tower buildings
  • Common charges and real estate tax estimates updated for projected 2018 operation year
  • Schedule A prices increased for 21 homes (median +8.0%): 6th Floor $35,000,000 → $45,000,000; 7th Floor $35,500,000 → $50,000,000; 10th Floor $32,000,000 → $40,000,000; 11th Floor Duplex $47,000,000 → $52,000,000; ...
What each amendment changed, line by lineSee it free →

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.

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.

Team

Zoning

Zoning districts
C5-1, R10HThe lot is split between two districts, the largest share first

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

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