THE CONDO BOOK PROJECT

Two Waterline Square Condominium

30 Riverside Boulevard, Manhattan, NY 10069

Compare

Overview

A 160-unit condo on floors 20 to 38 of a GID-sponsored tower at 30 Riverside Boulevard, above about 486 rental apartments. Owners share a 90,000 sq ft club with two other buildings, and the rental owner controls the condo board. The offering plan specifies wood floors, Gaggenau appliances, a washer and dryer in each apartment, Dornbracht bathroom fittings and fan coil units for heating and cooling.

  • Address: 30 Riverside Boulevard, Upper West Side, Manhattan
  • Plan: CD160170, accepted for filing in May 2017
  • Building: 37 stories above grade and about 456 feet tall, with two towers on a podium. Condo units are on marketing floors 20 to 38 of the west tower. The plan skips floor 13, so marketing floors don't match construction floors.
  • Residences: 160, from one-bedrooms of about 775 square feet to four-bedroom penthouses of about 4,700 square feet. Some have private terraces or small balconies, and the two top-floor homes have gas fireplaces.
  • Other units: Rental Unit A (about 330 market-rate apartments), Rental Unit B (156 affordable apartments), two retail units and a Garage Unit. None are offered under this plan.
  • Storage: 98 storage bins of about 16 sq ft, sold as licenses from $22,400 to $87,500
  • First offering: all 160 residences at about $648.9 million in total, from $1.825 million to $18 million each, plus about $3.05 million in storage licenses (sponsor offering prices, not sales)
  1. SubmittedJune 2017
  2. AcceptedMay 2017
  3. 14 amendments
  4. First sale
  5. Latest sale

Sales

158 of 160homes sold (99%)
Every sale: 158 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 Two Waterline Square's common charges compare with similar buildings? →

Property Taxes

The plan's first-year tax estimate, checked against the city's real bills for 56 homes.

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

The Building

Finishes

The architect's description lists brands and model numbers, each "or comparable of equal or better value" (compare with our NYC condo finishes guide).

Kitchen

  • Gaggenau refrigerator, wall oven, gas cooktop and fully integrated dishwasher. One- and two-bedrooms get a 30-inch fridge and four-burner cooktop. Three- and four-bedrooms get a 36-inch fridge and five-burner cooktop.
  • Bosch pull-out hoods from the 500 Series.
  • Units 37A, 37B, 37E, 37F, 38A and 38B step up to separate Gaggenau refrigerator and freezer columns, a double wall oven and two dishwashers.
  • A Cantrio Koncepts stainless sink with a Dornbracht faucet and handspray. Stone slab countertops and backsplash, in a dark or light scheme.

Baths

  • Primary bath: a Cantrio Koncepts tub and sink, Dornbracht fittings (Lisse faucets and thermostatic shower controls), a Toto Carlyle II toilet and an Infinity Drain shower drain. Stone slab or tile floors and a stone slab tub deck.
  • Secondary baths: Cantrio Koncepts tubs and sinks, Dornbracht fittings and Toto toilets, with porcelain tile floors.
  • Powder rooms: an integrated custom vanity listed as a Yabu Pushelberg design, with a Dornbracht faucet.

See how these names rank in our bathroom brands guide.

Floors, Ceilings and Windows

  • Engineered white oak strip flooring with a wear layer of about 3 mm, over a 5 mm rubber mat rated STC and IIC 50. The plan makes no promise on how many times it can be sanded.
  • Slab-to-slab heights are typically about 10'2". Floors 23, 30 and 35 to 38 run about 10' to 11'4", and parts of 23H and 23J drop to about 9'4". Finished ceilings will be lower.
  • Custom aluminum, thermally broken awning windows with double-pane glass. Operable windows open only 4 inches.

Laundry, Heating and Cooling

  • Each unit has a laundry closet with a dedicated washer-dryer outlet and a central dryer exhaust, but the appliance schedule doesn't name a washer or dryer. There's also a pay-per-use condo laundry room in Sub-Cellar 1 with at least three washers and three gas dryers.
  • Each unit has at least one ceiling-mounted four-pipe fan coil, fed by gas boilers on the 11th floor for heat and the condo section's own chillers and cooling towers for cooling. Some units add electric perimeter heat.
  • Unit electricity is submetered. Cooking gas, heat, hot water and water are metered for the condo section as a whole and paid through common charges.

Amenities, Staffing & Transportation

There are two layers: rooms only condo owners can use, and a large club shared with two other buildings (compare with amenities by building size).

Condo-Only Spaces

  • An 18th-floor amenity floor with a media room, private dining room and lounge, parlor, great room, gas fireplace and outdoor terrace.
  • A ground-floor resident lounge with a gas fireplace.
  • A package room off the lobby with refrigerated storage, plus a second package room in Sub-Cellar 1.
  • A bike room for at least 80 bikes and a dog wash, both below grade.

Shared Amenities (Below 30 Riverside Boulevard, 10 Riverside Boulevard and 635 West 59th Street)

  • An indoor lap pool of about 82 by 21 feet, a recreational pool and a spa pool.
  • A main fitness area of about 8,200 sq ft, fitness studios, locker rooms and treatment rooms.
  • A basketball court, tennis court, squash court, climbing wall, indoor turf field and skatepark.
  • A bowling alley, golf simulator, game rooms, screening room, party room and a main lounge with a snack bar.
  • A children's area of about 4,500 sq ft, creative studios and about 6,100 sq ft of pet services space.

Good to know: each building builds the part of the club under its own footprint, so some or all of it may not be open at your closing, or ever if a neighboring building isn't built. Rental residents can join for a fee, the association can let in the public if space is under-used, and the sponsor can use the club for marketing. If the condo falls 60 days behind on its share, residents can be locked out.

Outside, the building's parcel includes a public park with a lawn and seating, and a public playground sits next door. The Garage Unit is a public garage for about 250 to 259 cars (the plan gives both figures), with rates set by its operator. The plan offers no parking units for sale.

Staffing and Services

Staff are split between the condo section and the whole building. The budgets assume Local 32BJ union workers:

  • Condo section only: a 24/7 concierge (about 4.2 full-time) and a doorman 16 hours a day (about 2.8 full-time), costing about $677,000.
  • Shared with the rentals: a resident manager, an assistant manager, three handymen and seven porters. The condo section pays about 30% of most of this staff.
  • Elevators: two Fujitec passenger elevators and one service elevator serve the condo floors.

The resident manager lives in an apartment the board leases from the rental owner. See our doorman cost guide.

Tip: until six months after the first closing (nine for the club) or until half the condo units close, whichever is later, the amenities, lounge and laundry room may not be open, though the lobby will be staffed 24/7. Because the sponsor can rent units instead of selling them, the plan warns that threshold may never be reached.

Transportation

  • Subway: 13 min walk to 66 St-Lincoln Center 1; 59 St-Columbus Circle 1 A B C D, 13 min
Amenities, Staffing & TransportationSee it free →

Amendments

Amendment 14 Apr 3, 2024

Storage License prices updated, 2024 operating budgets adopted, offering term extended 12 months.

  • Storage License prices increased or decreased per revised Schedule A-1
  • Tower Section operating budget for January 1–December 31, 2024 adopted
  • Condominium operating budget for January 1–December 31, 2024 adopted
  • Shared Amenities Operating Association budget for January 1–December 31, 2024 adopted
  • No unsold Tower Units as of March 12, 2024; only unsold Storage Licenses remain
  • Permanent Certificate of Occupancy not yet issued; $15,000 estimated for completion work
  • Offering period extended 12 months from filing date

Amendment 13 Mar 14, 2023

Amendment updates budgets and Schedule A for calendar year 2023, extends the offering period, and provides financial disclosures about unsold units.

  • Boards switched to calendar year operation; new budgets for January 1 - December 31, 2023
  • Schedule A updated with common charges and taxes for unsold tower units as of February 1, 2023
  • Tower unit owners will pay taxes for six months each of tax years 2022/2023 and 2023/2024
  • Aggregate monthly common charges for unsold tower units approximately $4,706 as of February 1, 2023
  • Aggregate monthly real estate taxes for unsold tower units approximately $227 (with 421-a benefits) as of February 1, 2023
  • No unsold tower units currently leased or occupied; sponsor receives no rental income
  • $500,000 on deposit for permanent Certificate of Occupancy
  • Offering period extended for twelve months from filing of amendment

Amendment 12 Apr 14, 2022

Amendment extends the plan term, updates financial statements and budgets, clarifies New York State tax law changes effective July 1 2021, and names initial Tower Board members.

  • Plan term extended 6 months from filing of this amendment
  • New York State Tax Law Section 1404(a) amended effective July 1 2021: NYS RETT no longer included in consideration subject to NYS RETT or Mansion Tax
  • Financial statements for year ending December 31 2020 annexed
  • Budget for May 1 2021 through April 30 2022 materially unmodified from 11th Amendment
  • Unsold Tower Units as of December 15 2021: aggregate monthly common charges $80,288, aggregate monthly real estate taxes approximately $4,386
  • Initial Tower Board members named: Vincent Pedone (President), John Gagnier (Vice President), Emily Peterson (Secretary), Aaron Cohen (Treasurer), Padraig Hughes
  • First Closing occurred February 21 2020; First Annual Tower Meeting not yet held
  • Sponsor current on all financial obligations to Condominium

Amendment 11 2021

Extended the offering plan term for 12 months, updated financial budgets and common charges for the fiscal year May 1, 2021 through April 30, 2022, and listed unsold tower units.

  • Financial statements for year ending December 31, 2020 will be provided in a future amendment
  • Tower Common Charges collection commenced as of May 1, 2021; Waiver Period expired
  • Updated budgets adopted for Condominium, Tower Section, and Shared Amenities Operating Association for fiscal year May 1, 2021 - April 30, 2022
  • Aggregate monthly Tower Common Charges for unsold units: $155,400; aggregate monthly real estate taxes: approximately $8,248 (as of May 1, 2021)
  • Real estate taxes calculated using 2020/2021 tax year assessments based on fully completed building
  • First Annual Tower Meeting not yet held; designated initial Tower Board members named
  • None of unsold Tower Units subject to mortgages or leases
  • Offering plan filing period extended 12 months from this amendment

Amendment 10 2021

Unit PHB terrace size reduced slightly with boundary change and roof recategorization; budgets from prior year remain in effect.

  • Unit PHB terrace reduced in size with minor southwest boundary change
  • Portion of Building roof on Floor 38 reclassified from Tower Limited Common Element to Tower Common Element
  • Updated floor plans for Floor 38 and Unit PHB (Exhibit A)
  • Updated Schedule A reflecting new PHB Terrace square footage (Exhibit B)
  • Unit PHB is unsold and not under contract
  • Current year budgets not yet adopted; First Year budgets remain in effect pending Board adoption

Amendment 9 Sep 8, 2020

Storage bins reconfigured with updated sizes and prices, financial update provided as of August 21, 2020, and plan filing period extended.

  • Storage bins at sub-cellar level reconfigured with updated square footages and offering prices
  • Sponsor substituting storage bins for equal or larger sizes at no additional cost for affected purchasers
  • First closing occurred February 21, 2020; no financial statements or adopted budgets yet available
  • Real estate taxes for unsold tower units total approximately $12,405 per month
  • First annual tower meeting not yet held; initial board members designated by sponsor
  • Temporary certificate of occupancy in place (CO Number 121193181T009); permanent certificate expected within 2 years
  • Plan filing period extended 12 months from this amendment
  • FinCEN reporting requirements for beneficial owners in entity purchases over $300,000

Amendment 8 Mar 10, 2020

Amendment discloses the first closing of a Tower Unit on February 27, 2020, establishes escrow arrangements for remaining deposits, and provides financial and operational updates.

  • First closing occurred February 27, 2020 for Unit 24B
  • Condominium Documents recorded February 21, 2020 as CRFN2020000067258
  • Estimated cost to obtain permanent Certificate of Occupancy: $6,000,000
  • Deposits over $6,000,000 held in PCO Escrow Account at HSBC
  • Working Capital Fund established with balance of $4,552 as of March 10, 2020
  • Sponsor designated initial Tower Board members
  • Real estate taxes for unsold Tower Units: approximately $29,145 per month
  • Common Charges collection waived for Waiver Period starting from First Closing

Amendment 7 Aug 29, 2019

Schedule A updated for as-built square footages and common interest percentages, budgets remain substantially unchanged, offering period extended six months, and new NY transfer and mansion tax rules disclosed for closings after July 1, 2019.

  • Schedule A revised for as-built square footages of non-Tower Units and minor changes to Tower Units' aggregate common interest and Rental Unit A's percentage interest
  • Budgets (Schedules B, C, D) materially unchanged; updated budget certifications dated August 29, 2019 provided
  • No first closing of Tower Units has occurred; no Tower Section or Condominium financial statements yet available
  • New York State transfer tax and supplemental mansion tax apply to closings on or after July 1, 2019 with agreements after April 1, 2019
  • Department of Law issued no-action letter on May 2, 2019 permitting Rental Component occupancy prior to Plan effectiveness and first closing
  • FinCEN title company reporting requirements for beneficial ownership of 25%+ equity in purchasing entities for certain transactions
  • Offering period extended six months from amendment filing date
  • Sponsor current on all mortgage and financing obligations; no material lawsuits or proceedings affecting the offering

Amendment 6 Dec 10, 2018

Updates property descriptions, floor plans, budgets, and amenities; declares the plan effective; adjusts shared amenities allocation percentages.

  • Floor plans updated for certain Tower Units due to field conditions and design adjustments; Unit 24F requires DOB approval by July 31, 2019
  • Tower Unit 24G terrace includes mechanical enclosure with elevator and chute vents requiring periodic building access for maintenance
  • Indoor swimming pool spa increased in size; connection added between lap pool and recreational pool
  • Tower Unit 38B terrace will include hot tub for exclusive owner use
  • Operating costs increased for Tower Section; decreased for Condominium and Shared Amenities
  • Shared Amenities Allocation Percentages adjusted: One Waterline 28%, Two Waterline 55%, Three Waterline 17%
  • Plan declared effective with 51 Tower Units sold (31% of 160 total)
  • Additional Deposit due within 15 days of amendment notice unless otherwise negotiated

Amendment 5 Oct 10, 2018

This amendment updates the construction status, establishes a smoking policy for the building, and extends the offering period by six months.

  • Construction superstructure substantially completed; interior construction commenced; closings expected to begin on or before September 1, 2019
  • New smoking policy (Tower Rule #46) prohibits smoking in interior common areas, permits smoking in dwelling units and outdoor areas if smoke does not escape to common areas or other units
  • Board may seek court order or eviction for violations; unit owners subject to fines and reimbursement of enforcement costs
  • Offering period extended six months from amendment filing date
  • Smoking policy added to Tower Unit Purchase Agreement and Interim Lease

Amendment 4 Apr 30, 2018

Fourth Amendment updates construction status, purchase prices, and operating budgets, and extends the offering period.

  • Superstructure substantially completed; interior construction underway; closings expected to begin on or before September 1, 2019
  • Schedule A restated with updated Common Charges based on revised budgets
  • Schedule B decreased by $102,999.00 from prior version
  • Schedule C decreased by $266,399.00 from prior version
  • Parcel 2 School Obligations no longer restrict Certificates of Occupancy for Tower Units
  • Offering period extended for six (6) months from filing of Amendment
  • Administrative expenses and extra Handyman position eliminated from budgets

Amendment 3 Mar 14, 2018

Purchase prices increased for certain unsold tower units and storage bins.

  • Purchase prices raised for tower units and storage bins listed on Exhibit A
  • Sponsor retains right to revise further purchase prices and terms for unsold units
  • Changes do not apply to units with existing purchase agreements without purchaser consent
  • Schedule A prices increased for 75 homes (median +0.8%): 20A $4,050,000 → $4,080,000; 20E $5,465,000 → $5,515,000; 20M $3,800,000 → $3,830,000; 20P $4,450,000 → $4,500,000; ...

Amendment 2 Oct 20, 2017

Purchase prices increased for certain unsold Tower Units.

  • Schedule A prices increased for 28 homes (median +1.2%): 20A $4,000,000 → $4,050,000; 20J $2,575,000 → $2,600,000; 21A $4,045,000 → $4,095,000; 21J $2,615,000 → $2,640,000; ...

Amendment 1 Jun 28, 2017

Amendment updates building specifications, floor plans, purchase prices, and legal documents for Tower Units, adds address/zip code risk disclosure, revises insurance and cost-sharing terms, and updates electricity cost projections.

  • Description of Property and Specifications replaced with updated kitchenette specifications and Tower Unit appliance/finishes schedule
  • Floor Plans replaced with updated layouts for Tower Units
  • Schedule A Purchase Prices updated to reflect Tower Unit design and layout changes
  • New Special Risk added regarding possible changes to building address and zip code
  • Riverside Center Property Owner's Association termination language added; costs could shift to individual parcel owners
  • Tower Unit Purchase Agreement liquidated damages revised
  • Declaration of Condominium updated for Shared Amenities Operating Association insurance and satellite equipment easement
  • Schedule B-1 Projected Annual Electricity Costs replaced with corrected unit designations and updated square footages
What each amendment changed, line by lineSee it free →

Fine Print

What's Specific to It

  • A condo on top of a rental: the 160 condo units share the building with about 486 rental apartments, which the sponsor's affiliates own. The rental owners appoint five of the nine seats on the building-wide Condominium Board, and the condo section appoints three.
  • A shared 90,000 sq ft club: the pools, courts, bowling alley and fitness areas sit below grade under three buildings and are shared by an estimated 1,132 households. The plan warns they may be crowded at peak times.
  • 421-a taxes: with the exemption, projected first-year taxes run about $53 to $340 a month. Without it, they'd run about $1,680 to $10,860. The plan doesn't promise the exemption will be granted.
  • A school condition on occupancy: under the area's restrictive declaration, the building couldn't get a certificate of occupancy until a public school in a neighboring building was accepted by the city's School Construction Authority.
  • The sponsor can rent instead of sell: the plan says buyers may never control the condo section's own board, because the sponsor needs to sell only 15% of units to declare the plan effective.

Two Waterline Square sits on the block bounded by West 61st Street, Riverside Boulevard and Freedom Place South, part of the Riverside Center site at the southern end of Riverside South on the Upper West Side. Its offering plan tells you what you share, who votes on it and what it should cost to run.

Fine Print Worth Knowing

  • Who controls the board: the rental owners, initially the sponsor or its affiliates, hold a majority on the nine-member Condominium Board. The plan says the condo section will never control it.
  • Taxes may rise: the 421-a exemption is expected but not guaranteed, and there's no rescission if it's denied. If granted, it's 100% for 12 years, then phases down to nothing in year 21. Taxes are also expected to rise after year one, when the building is fully assessed. Read more in our 421-a guide.
  • Shared neighborhood costs: owners pay toward the Riverside Center and Riverside South park associations forever, and could be billed for upkeep of streets if the city doesn't accept them.
  • Flood zone and soil cleanup: the site was in a FEMA AE flood zone and was cleaned up under the city's Voluntary Cleanup Program. Any alteration permit needs a "Notice of No Objection" from the city's environmental office. Contents of storage bins aren't covered by the building's flood insurance.
  • Construction around you: the plan expects work on neighboring parcels, hoists and possible elevator outages for at least a year after the first closing. The West Side Highway could someday be moved closer, possibly underground.
  • Storage licenses: bins can be sold only to other condo owners. If you sell your unit without passing on the license, the board can take the bin back without paying you.
  • Sponsor's rights: the sponsor can use the building for promotional events for 10 years after the first closing. Unused air rights go to the rental owner, who can sell them to neighbors, which could affect views.

FAQ

Does Two Waterline Square have a pool?

Yes. The shared club below the three neighboring buildings has an indoor lap pool of about 82 by 21 feet, a recreational pool and a spa pool, staffed with lifeguards through an outside operator. Condo owners share them with about 1,132 households, and the sponsor can't promise when every part of the club will open.

How much are common charges at Two Waterline Square?

The sponsor's first-year projections put common charges at about $1,000 a month for the smallest one-bedroom, about $1,850 to $2,200 for typical two-bedrooms, and about $6,200 to $6,450 for the penthouses. That includes a 17% share of the shared club's budget and fees for the neighborhood parks.

Who controls the condo board?

The building-wide Condominium Board has nine members, and the rental owners appoint five of them, so the plan says condo owners will never hold a majority. The sponsor also controls the condo section's own board until it sells enough units, which the plan warns may never happen because it can rent units instead.

Where this comes from: the building's offering plan (CD160170) as filed with the New York Attorney General, including its Special Risks, Description of Property and Specifications, Schedule A, Schedules B, C and D and their notes, 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

The plan doesn't name a managing agent or an interior designer.

Zoning

Zoning district
C4-7

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

Nearby

Free in ChatGPT or Claude

Ask Claude or ChatGPT about Two Waterline Square

The fastest way to know any condo or co-op

Get Connected →
The Condo Book Project Are Two Waterline Square's common charges high for the area? They're in line. Two Waterline Square budgets $1.31 per square foot a month, against a $1.29 median for the 10 most similar Manhattan plans.Schedule A Do you want to see the list of similar buildings?
Free: all 160 units, every budget line, every saleSee it free