Aman New York Residences: What the Offering Plan Says About 730 Fifth Avenue

Updated Oct 11, 2026 · 6 min read

Aman New York Residences is a 26-unit condo on floors 15 to 30 of the Crown Building at 730 Fifth Avenue, sitting above an Aman hotel. Here's what its offering plan says about the hotel relationship, fees, finishes, staffing and fine print.

In brief: Aman New York Residences is a 26-apartment condo on floors 15 through 30 of the Crown Building at 730 Fifth Avenue, at the corner of 57th Street, sharing the building with an Aman hotel of roughly 80 rooms and a separately owned retail section. The offering plan was accepted in October 2017, and the sponsor is an affiliate of OKO Group. What sets it apart, per the plan: hotel spa access is built into your common charges, owners pay a yearly fee for the right to use the "Aman" name, and day-to-day staffing is shared with the hotel.

What's Specific to It

• Spa access comes with the apartment. "Basic Hotel Services," meaning the hotel spa with its pool, sauna, gym, lounge and locker rooms, are paid for through the residential common charges.
• You pay for the brand. The first-year budget includes a Brand License Fee of about $227,000 paid by the Residential Board to the owner of the "Aman" brand.
• Staff is shared with the hotel. Outside the resident manager's weekday hours, issues go to the hotel's General Manager. After five years, the Residential Board can end the sharing arrangement on three months' notice and hire its own staff.
• A 14th-floor extra. The plan mentions 14th-floor amenities that owners may buy a license to use, separate from what the common charges cover.
• You sign an "Option Agreement." It's the purchase contract, structured that way for the sponsor's tax timing, and it comes with a 12-month resale restriction after you close.

A hotel-residence is an apartment you own plus a long-term relationship with a hotel you don't. The offering plan the sponsor filed with the New York Attorney General is where you learn what you pay the hotel and what it has (and hasn't) promised. Brands below are from the plan's finish schedule, subject to the sponsor's right to substitute "equal or better" items.

At a Glance

• Address: 730 Fifth Avenue (the Crown Building), with the shared residential and hotel entrance on West 57th Street
• Residences: 26 condos on floors 15 to 30, about 95,800 square feet in total
• Layouts: from one-bedrooms up to four-bedroom homes, plus a six-bedroom penthouse spanning floors 26 to 30
• Also in the building: the Aman hotel (lobby, spa, restaurants, guest floors), a retail section on the lower floors, and a possible jazz club in the sub-cellar
• Plan accepted: October 2017

Finishes

Kitchen

• Cabinets by Minotti Cucine "or equivalent," with quartzite countertops and cabinet faces in wood, quartzite and/or stone veneer
• A full Miele suite: refrigerator/freezer (or separate refrigerator and freezer columns), wine storage, five-burner gas cooktop, oven, speed oven, steam oven, microwave and dishwasher
• Kohler sink with a Dornbracht faucet and an InSinkErator disposal

Bathrooms

• Primary bath: THG Paris faucets, shower and hand shower, a custom Wet Style tub, Kohler sinks and a Toto toilet
• Secondary baths: Dornbracht fittings, Kohler sinks and tubs, Toto toilets
• Floors and walls in stone or ceramic tile

See how these compare in our bathroom brands guide.

Floors, laundry and climate

• Floors: 3/4-inch oak over two layers of plywood in most rooms; the 15th floor gets glued-down engineered wood instead.
• Laundry: an Asko washer and dryer in each home. The plan says the dryers are vented, except on the 15th floor. There's no shared laundry room.
• Heat: Con Edison steam is converted to hot water in the building and piped to your fan coils, with residential use sub-metered.
• Cooling: four-pipe fan coil units, served by chillers on the 7th floor.

Amenities

Nearly all the amenities belong to the hotel, not to the condo.

• Hotel spa (included): owners and their permitted users get the "Basic Hotel Services," described as the spa with its pool, sauna, gym, lounge and locker rooms. The building description places the pool on the 10th floor.
• Extra hotel services (pay as you go): the hotel operator may offer "hotel type" services a la carte, which you arrange and pay for directly with the operator.
• 14th floor (by license): the plan says owners may purchase a license to use amenities on the 14th floor, where the hotel's sky lobby and a restaurant with terraces are planned. It doesn't spell out the price or terms.
• Private outdoor space: terraces are planned for units 16C, 18A, 18B, 20A, 25A and the penthouse; there are no balconies. (More on private outdoor space.)

Tip: the plan is careful about what the hotel isn't promising. It says the operator "may elect not to provide services" to the residences in whole or in part, or may put conditions on them, and buyers aren't third-party beneficiaries of the sponsor's agreements with the operator.

Staffing and Services

• Front door: a doorman is expected to be on duty in the residential lobby 24/7.
• Budgeted team: a weekday resident manager plus handymen, concierges, lobby attendants and porters, about 15 full-time equivalents in all.
• Who employs them: the budget assumes a non-union staff employed by the managing agent, with wages reimbursed plus a 39% personnel charge.
• Shared with the hotel: after hours, issues go to the hotel's General Manager, and hotel staff is expected on duty 24/7 once it opens. The Residential Board can end this sharing after the fifth anniversary of the first closing.

The full staff may not be hired until two years after the first closing or 75% of homes are sold, whichever is first. (See what a doorman costs.)

What It Costs to Run

The sponsor's first-year projection (written for a year starting January 2021) puts the residential budget at about $3.1 million a year, all of it covered by owners' common charges. That averages roughly $10,000 a month per home, though your share depends on your unit's percentage interest. The biggest lines:

That hotel line breaks into two parts: about $132,000 paid to the Hotel Unit for shared services such as the lobby, spa and pool (set to rise with the Consumer Price Index), and about $227,000 for the Aman brand license. Together they're more than a tenth of the budget, which is part of why operating costs differ so much between buildings.

Good to know: the plan sets up no reserve fund. Instead, buyers pay a working capital contribution of two months' common charges at closing. Real estate taxes are separate and billed per unit.

Fine Print Worth Knowing

• Resale restriction: you can't list or market the unit before closing, and for 12 months after closing you can't sell without the sponsor's written approval. If you do, the sponsor gets any proceeds above your purchase price.
• Sponsor rentals: the sponsor can rent unsold units and isn't committed to selling more than the 15% needed to declare the plan effective.
• Who controls what: building-wide services are decided by the Condominium Board, which the plan says is controlled by the non-residential owners (hotel and retail). The Residential Board handles residential-only matters and starts out under sponsor control.
• Lot-line windows: certain windows in units 17B, 18B, 19B and 19A sit on the property line, don't count as legal light and air, and could have to be closed at the owner's cost if a neighbor builds higher.
• Interval ownership and a jazz club: the hotel side may someday offer timeshare-style interval ownership (not on floors with sold residences), and the sponsor may add a jazz club in the sub-cellar, with no promise it will.

Who's Behind It

• Sponsor: 730 Fifth Upper, LLC, whose principal is an executive of OKO Group in Miami. The sponsor is also the selling agent.
• Hotel operator: Aman Group S.A.R.L., which the plan says is redeveloping the hotel floors
• Architect: SLCE Architects
• Managing agent: KW Property Management & Consulting
• Sponsor's counsel: Holland & Knight
• Tax projections: Marcus & Pollack

Common Questions

Do Aman New York Residences owners get to use the hotel spa?

Yes, per the plan: the spa, pool, sauna, gym, lounge and locker rooms come with ownership and are paid for through common charges, though the plan also lets the hotel operator limit or condition services to the residences.

What is the Aman brand license fee?

It's a yearly payment, about $227,000 in the first-year budget, from the Residential Board to the owner of the "Aman" brand for using the name for the residences, and it's funded by owners' common charges.

Can I rent out my apartment?

Yes, but only on leases of one year or longer, and the plan anticipates a certificate of occupancy that doesn't allow transient use.

Where this comes from: the building's offering plan (plan CD160369), filed by the sponsor with the New York Attorney General, including its first-year budget, building description and finish schedule. Figures are the sponsor's projections and are rounded; later amendments may change them. Search more offering plans. Updated October 2026.