Who Gets the Roof? How NYC Condos Split Up Outdoor Space

Condo Book Research · Updated Oct 10, 2026 · 4 min read

Dreaming of a terrace? Here's how NYC condo developers decide who gets outdoor space, what they charge for it, and the fine print that comes with it, straight from the offering plans.

Private outdoor space is one of the most sought-after features in a NYC apartment. To see how new condos hand it out, we looked at the unit-by-unit price lists in hundreds of condo offering plans, covering more than 13,000 apartments, and read the rules that govern terraces, roofs and yards. Here's what buyers should know.

The Short Version

• Gardens go to the ground floor; roof terraces to the top floor; everyone in between gets a balcony, if anything.
• Smaller buildings give outdoor space to more of their apartments.
• Developers usually charge a small premium for it, except for big Manhattan terraces.
• You don't technically own your terrace. That affects repairs, rules and who can walk through it.

Who Gets the Outdoor Space?

Garden units get the biggest spaces relative to their size, often a backyard more than half the size of the apartment. Penthouses get roof terraces, typically a few hundred square feet. Middle floors get balconies, usually around 70 square feet: enough for a bistro table and two chairs.

Building size matters a lot. In a brownstone-sized condo of five units or fewer, nearly every apartment has some outdoor space. In buildings with more than 60 units, only a small share do. That's also why outdoor space is far more common in Brooklyn and Queens condos than in Manhattan: the buildings are smaller.

How Much Extra Does a Terrace Cost?

Comparing apartments in the same building, developers typically price units with outdoor space about 5% higher per square foot of interior space. In Manhattan, the premium is much bigger, around 17%. In Brooklyn and Queens, it's usually just a couple of percent.

Tip: in the outer boroughs, a balcony often comes at little extra cost, which can make it a good value. In Manhattan, you're paying real money for a terrace, so know exactly what you can do with it before you buy.

Wait, I Don't Own My Terrace?

Not exactly. In almost every condo plan, private outdoor space is a "limited common element": it belongs to all the owners together, but only you get to use it. It also isn't included in your apartment's square footage. Here's what that means day to day.

Who fixes what

Typically, you take care of routine upkeep: clearing drains, shoveling snow, and maintaining planters, pavers and decking. The building pays for structural repairs and waterproofing, unless you caused the damage. If your planter or contractor damages the roof membrane and water leaks into the apartment below, expect to pay.

What you can put out there

Most buildings don't let you enclose a terrace or build on it without board approval, and many limit heavy planters. Hot tubs are a common no: The Morgan in Murray Hill names them specifically. Some developers build the extras in from the start, like the balcony grills and penthouse outdoor kitchen at 181 MacDougal Street in the Village, or the penthouse hot tub at Archive Lofts on the Upper East Side.

Who else can use it

"Exclusive use" doesn't mean nobody else ever sets foot there. Many buildings can cross your terrace to make repairs, reach mechanical equipment or set up window-washing rigs, and may ask you to move furniture. At 78 2nd Place in Carroll Gardens, every owner can pass through one apartment's backyard to service their air conditioners.

Not Every Roof Is for Residents

Before you picture rooftop dinners, check who the roof belongs to. At 4112 8th Avenue in Sunset Park, the roof goes to the ground-floor retail space for its equipment. At 1255 Decatur Street in Bushwick, one roof terrace is shared, one is private and the upper roof is off-limits.

How to Check a Building's Outdoor Space

• Schedule A (the plan's price list) often lists each unit's terrace size.
• Floor plans mark outdoor areas as "L.C.E." or "limited common element."
• The Declaration says which apartment gets which yard, terrace or roof.
• The building rules cover repairs, planters, grills and access.

Search "condos with a private roof terrace" on The Condo Book Project, or learn how to read Schedule A.

Common Questions

Do I own my condo terrace in NYC?

Usually not outright. Most terraces, balconies, yards and roof decks are limited common elements, owned by all owners but reserved for your exclusive use, under the building's rules.

Who pays to fix a leaking condo terrace?

Usually the building pays for structural repairs and waterproofing, and you pay for routine upkeep. If you or your contractor caused the leak, you'll likely pay for it.

Is a terrace included in a condo's square footage?

No. Outdoor space is listed separately from interior square footage.

How much more do condos with outdoor space cost in NYC?

Developers typically price them about 5% higher per interior square foot than similar apartments in the same building. In Manhattan, it's closer to 17%.

Where this comes from: the price lists of more than 500 NYC condo offering plans that report private outdoor space, plus the governing documents of dozens of recent plans. Prices are developers' offering prices. Updated October 2026.