720 West End Avenue: What the Offering Plan Says About the Upper West Side Conversion
720 West End Avenue is a 132-unit Upper West Side condo created by gutting a 1927 building that once housed a Salvation Army senior residence and adding a new nine-story annex and penthouse level. Here's what its offering plan says about finishes, amenities, staffing, costs and fine print.
In brief: 720 West End Avenue is a 132-unit condo at the corner of West 95th Street on the Upper West Side, made from a 16-story building built in 1927 plus a brand-new nine-story annex and a new penthouse level. Only the old structure's stairs, slabs, steel frame and facades stay; everything else, from windows to finishes, is new. The plan stands out for a deep cellar amenity floor with a two-story sport court, a large non-union staff paid at prevailing wage, and fine print on parking, storage and city-owned vault space that's worth reading before you sign.
What's Specific to It
- A former senior residence: the plan says the original building was formerly used as a Salvation Army senior citizen community, and the new annex sits on what used to be a parking area.
- Some amenities sit under the sidewalk: the Pilates room, the music room and part of the storage lockers are in vault space owned by the City of New York, which the plan says the City can reclaim at any time.
- Every buyer chips in for the accessible parking space: the handicap space is sold to the condominium for $500,000, and each purchaser pays a share at closing based on their unit's common interest.
- A garage you reach by elevator: the 15 parking spaces are on the ground floor but reachable only by a vehicle elevator entered from the second floor on West 95th Street, with size limits on cars.
- Non-union, prevailing wage: the plan expects building staff to be non-union but paid under the prevailing wage schedule, and staff costs are close to half the first-year budget.
- No 13th floor: the building uses a marketing floor numbering that skips the 13th floor designation.
The offering plan, filed with the New York Attorney General and accepted in March 2024, names the brands, the staff and how parking and storage are owned. New to these documents? Start with what a condo offering plan is.
At a Glance
- Address: 720 West End Avenue, Manhattan (Upper West Side)
- Homes: 131 for sale on floors 2 through PH17, plus one resident manager's unit
- Mix: one- to five-bedroom apartments, from roughly 530 to 3,700 square feet; about 10 have private outdoor space
- Sponsor's offering prices: about $975,000 to $11.8 million as first listed in Schedule A (offering prices, not sales)
- Extras: 15 licensed parking spaces and 95 storage lockers
Finishes
Highlights from the architect's specifications (compare with NYC condo finishes since 2010):
Kitchens
- Wood veneer cabinets and honed natural stone counters and backsplash
- Panel-ready Sub-Zero refrigeration (a Miele fridge-freezer is also listed) and wine storage
- Wolf ranges or Wolf cooktops with wall, speed and steam ovens; Cove or Miele dishwashers
Bathrooms
- Waterworks fittings in polished chrome, wall-mounted Toto toilets and Kohler sinks
- Kohler or Hydro Systems tubs, honed natural stone accents; Duravit appears in other bath sets
Floors, Ceilings and Windows
- Engineered white oak floors in variable lengths, glued over an acoustic underlayment
- Ceilings up to about 9 feet in living rooms, about 8 in kitchens and baths
- All windows in the old building are replaced, and 58 openings are enlarged
Laundry, Heating and Cooling
- Every unit gets a washer and dryer (Miele, LG or Whirlpool by layout); 35 units get stacked machines, with an ADA-compliant LG option for qualifying buyers.
- Heating and cooling: an LG ARUM VRF system, with energy recovery ventilation on lower floors.
- Hot water comes from central gas boilers; your electricity is submetered and billed to you directly.
Amenities
Most amenities are in the cellar, with social rooms on the ground floor. There's no pool.
- Cellar: a fitness center, yoga and Pilates rooms, a two-story multipurpose sport court (the amenity list also names a multi-purpose squash room), a music room, a children's playroom of about 785 square feet with a patio, and a maker's studio
- Ground floor: a dining lounge, a game room, a sports/virtual reality room and a co-working room
- Outdoors: a ground-floor courtyard and a cellar-level courtyard
- Bikes and laundry: about 69 bicycle storage spaces, regulated by the board, and a common laundry room on top of in-unit machines
Good to know: the board can charge usage fees, and some amenities may not open until about 12 months after the first closing (all within 24 months). Compare amenities by building size.
Staffing and Services
The first-year budget pays for 13 staff:
- A live-in resident manager who supervises the staff
- Concierge coverage 24 hours a day, 7 days a week, plus doormen 16 hours a day, 7 days a week
- A handyperson and four porters
The plan says it anticipates the staff will be non-union but paid under the prevailing wage schedule. Staff hours may be trimmed while the building fills, but the lobby stays attended 24/7 after the first closing. Compare what a doorman costs in an NYC condo.
What It Costs to Run
The sponsor's first-year budget (Schedule B) projects about $3.4 million in total expenses, nearly all from common charges. Schedule A estimates monthly common charges from roughly $770 to about $6,300. Real estate taxes are separate (projected at about $3.3 million for the building).
| Budget line | First-year projection |
|---|---|
| Wages, payroll taxes and benefits | about $1.64 million (roughly 48%) |
| Common-area electricity | about $680,000 |
| Services and supplies | about $230,000 |
| Water and sewer | about $190,000 |
| Insurance | about $170,000 |
| Reserve fund | about $100,000 |
| Management fee | $85,000 |
Staff is the big driver. At closing you'll also pay two months of common charges into working capital. More context: common charge benchmarks, operating expense benchmarks and why operating costs differ.
Good to know: the budget assumed a first year starting November 1, 2024. If closings slip six months or more, the sponsor must amend the plan with a new budget, and a jump of 25% or more triggers a right to rescind.
Fine Print Worth Knowing
- Parking is a license: a license lets you park one car in the garage, not a specific deeded space, with size limits (about 6'6" tall, 17' long). Spaces are wired for a Level 2 charger you buy and install yourself, and licensees pay the garage's running costs. See sold, licensed or leased parking.
- The shared accessible space: the condominium buys the handicap parking space for $500,000, funded by every purchaser's share at closing. The board can rent it month to month, but must free it up on 30 days' notice for a qualifying person.
- Vault space risk: 29 storage lockers and parts of 12 more, plus the Pilates and music rooms and some mechanical areas, are in city-owned vault space. If the City reclaims it, affected locker licenses end.
- Substitutions: the sponsor can swap materials, appliances and fixtures for items of equal or better quality.
Who's Behind It
- Sponsor: 720 WEA Ventures LLC, care of InterVest Capital Partners
- Design architect: Thomas Juul-Hansen, LLC
- Architect of record: BP Architects, PC
- Managing agent: FirstService Residential New York
- Selling agent: Corcoran Sunshine Marketing Group
- Sponsor's counsel: Starr Associates, LLP
Common Questions
Is 720 West End Avenue new construction or a conversion?
Both: the plan describes a 1927 building whose stairs, slabs, steel and facades remain while everything else is new, joined to a newly built nine-story annex and a new penthouse level.
Are the doormen union at 720 West End Avenue?
The plan anticipates non-union staff paid under the prevailing wage schedule, with 24/7 concierge coverage, doormen 16 hours a day, a live-in resident manager, a handyperson and four porters.
Does every apartment have a washer and dryer?
Yes, the plan says each unit will have one, with Miele, LG or Whirlpool machines depending on the layout, and there is also a common laundry room.
Where this comes from: the building's offering plan (CD220253) as filed with the New York Attorney General, including its Schedule A prices, Schedule B first-year budget and the architect's specifications. Prices are sponsor offering prices, budgets are the sponsor's projections, and terms may change by amendment. Updated October 2026.