Apartment buyers can explore new buildings that range in size and style from studios to three-bedroom condos, co-ops to luxury lofts, along with renovated historic brownstones and townhouses.
Developers have converted brownstone, shells of buildings and narrow vacant lots into condominium apartments. For Harlem home buyers, this wave of condo conversion in Harlem provides an opportunity to live in a neighborhood with small-scale buildings. Harlem zoning does not allow for very large buildings. These apartments, typically floor-throughs and duplexes come with town house amenities, like terraces, gardens, fireplaces, and uncommonly good light for Manhattan.
East Harlem/El Barrio (Spanish Harlem) community stretches from First Avenue to Fifth Avenue and from East 96th Street to East 125th Street.
- Central Harlem stretches from Central Park North to the Harlem River and from Fifth Avenue to St. Nicholas Avenue.
- West Harlem, including Hamilton Heights and Sugar Hill, stretches from 123rd to 155th Streets and from St. Nicholas Avenue to the Hudson River
For the last few years there has been a wave of development and construction in Harlem. New condo development has surged in Harlem like the rest of Manhattan and there appears to be enough demand by buyers to meet supply.
111 Central Park North
A luxury glass condo at 111 Central Park North currently has 2 available 3 bedroom apartments for sale for $2,399,000 and $2,690,000.
Recent sales data: A 4 bedroom 4.5 bath 2897 square foot Penthouse recently sold for $4,525,000.
It appears Central Park North is getting numbers equivalent to prices on Central Park West, Central Park South and Upper 5th Avenue. Harlem condos typically sell for $550 to $800 per-square-foot. Townhouses run $350 to $500 a square foot if it requires no renovation. If it's a shell, and one can still be found it's about $250 to $300 a square foot.
A diversified mix of New Buyers think Harlem is an exciting place to live because it is still on the island and they are priced out of downtown. They are coming to Harlem for the neighborhood's history and the immaculate houses on Strivers Row and new condos all over Harlem. The fixer-upper brownstones that were a steal have been gone for a few years now. Most Townhouse owners have cashed out already. Many have been renovated and many sellers have priced them too high.
New larger buildings with doormen and other amenities have gone up on Harlem's Avenues. Many of the new developments are along Frederick Douglas Boulevard.
88 Morningside Avenue
88 Morningside Avenue, Harlem, Morningside Heights is a new construction condo set among tree lined streets and pre-war buildings directly opposite Morningside Park. Current available apartments at 88 Morningside range from a 630 square foot one bedroom asking $375,000 to a 1300 square foot Three bedroom 2 bath home asking just under $900,000.
Recent sales data: Apt 11A, a 1300 square foot three bedroom two bath just sold for $840,000. A 775 square foot one bedroom recently sold for $498,000 and a 625 square foot one bbedroom recently sold for $417,000.
Harlem may be the neighborhood you are looking for.
Harlem is a location with history, spirit, culture and affordability. Even with all the new construction in Harlem it hasn't lost its old historic flavor. There are still many prewar buildings and beautiful 19th century townhouses featuring fireplaces and molding and lovely backyards.
Harlem is home to Columbia University and the world renowned Apollo Theater where such greats as Duke Ellington, Ella Fitzgerald, Count Basie, and Aretha Franklin performed. One of the area's most notable attractions is the Cathedral of St. John the Divine. This awesome Episcopal cathedral, on 112th Street near Columbia University, is exceptional in its melding of Gothic, Byzantine and Romanesque architecture. More and more businesses are flocking in to meet the needs of this resurrected neighborhood.
So take the A train up to Harlem and enjoy the rich history and affordable housing!
(Duke Ellington and Ella Fitzgerald - Take the "A" Train)
Please contact me if you are thinking about buying or selling a Harlem condo, coop or townhouse.
Manhattan Neighborhood Market Reports:
- Washington Heights
- Hamilton Heights
- Morningside Heights
- Manhattan Valley
- Upper West Side
- Central Park West
- Central Park South
- Riverside Boulevard
- West End Avenue
- Upper Broadway
- Sherman Square
- Verdi Square
- Upper East Side
- Carnegie Hill
- Clinton/Hells Kitchen
- Greenwich Village
- Battery Park City