---
title: "225 West 86th Street #302, New York City, NY 10024"
description: "225 West 86th Street #302, New York City, NY 10024 — Upper West Side, New York City, NY. Listing Price $5,650,000. 4 bed, 4 bath Illustrative Buyer Commission Share of $84,750 at closing, based on a 3% buyer-broker commission."
url: "https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/225-west-86th-street-302-ny-10024"
source: "Real Estate Rebate Team"
dateModified: "2026-10-30T23:59:05.024Z"
status: "Active"
---

# 225 West 86th Street #302, New York City, NY 10024

Upper West Side, New York City, NY

Courtesy of Brown Harris Stevens Residential Sales LLC

Last updated: October 30, 2026, 7:59 PM

## At a Glance

- **Listing Price**: $5,650,000
- **Beds**: 4
- **Total Baths**: 4
- **Common Charges**: $2,837 / mo
- **Brokerage Fee**: Share Eligible

## The Private Brokerage Advantage

As an independent luxury buyer representative, Régis shares up to 50% of the buyer-side commission he actually receives on your purchase. Eligible buyers receive that Buyer Commission Share directly at closing to offset closing costs, down payments, or renovations. The figures below are illustrative, based on a **3% buyer-broker commission**; your share follows the commission offered on the transaction.

- **Contract Purchase Price**: $5,650,000
- **Illustrative Buyer Commission Share**: -$84,750*
- **Illustrative Net Cost**: $5,565,250

*Illustrative Buyer Savings of $84,750 — 50% of a 3% buyer-broker commission, shared at closing.*

[Request a private tour](https://realestaterebatesnewyork.com/contact) · [Estimate your Buyer Commission Share](https://realestaterebatesnewyork.com/calculators/buyer-closing-cost-calculator)

## Photos (10)

![225 West 86th Street #302, New York City, NY 10024 — photo 1 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/c4b9be4f-ef62-4f38-8dd1-373f2be51085.jpg)
![225 West 86th Street #302, New York City, NY 10024 — photo 2 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/aed2989f-f909-49bc-9948-55fdd303dc35.jpg)
![225 West 86th Street #302, New York City, NY 10024 — photo 3 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/491a9438-8a4a-4094-9f3d-b710c7b9d747.jpg)
![225 West 86th Street #302, New York City, NY 10024 — photo 4 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/22520b9f-0707-4043-a279-9930a36b4f04.jpg)
![225 West 86th Street #302, New York City, NY 10024 — photo 5 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/35840d88-53ed-4fe4-b909-76118d6516ad.jpg)
![225 West 86th Street #302, New York City, NY 10024 — photo 6 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/b48b0cf9-8a49-49fb-8562-6d1c090028f7.jpg)
![225 West 86th Street #302, New York City, NY 10024 — photo 7 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/7a68f60d-a354-4d3a-a089-8c27156cd968.jpg)
![225 West 86th Street #302, New York City, NY 10024 — photo 8 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/25b9dbe5-6e32-4444-8302-bef96c714446.jpg)
![225 West 86th Street #302, New York City, NY 10024 — photo 9 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/640488ee-a927-4276-a630-2c52cda763ce.jpg)
![225 West 86th Street #302, New York City, NY 10024 — photo 10 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/50473db2-8a83-435b-8901-c49212f3d3b3.jpg)

## Property Overview

Grand proportions, exceptional light, and timeless prewar elegance define this sprawling 3 bedroom, 3.5 bathroom residence with a separate den at the iconic Belnord Condominium. Never before offered on the open market, this exceptional home presents a rare opportunity to own a gracious and generously proportioned residence with a classic layout in one of the Upper West Side's most celebrated buildings.

 A large entry gallery leads into an expansive living/dining room, where soaring 10-foot ceilings, oversized windows, and beautiful southern sunlight create a wonderful sense of space and grandeur that lends itself to both elegant entertaining and easy, everyday living. The oversized primary suite is a peaceful retreat, complete with a luxurious, windowed marble bathroom featuring double sinks, a deep soaking tub, and a separate stall shower. Two additional bedrooms each enjoy their own en-suite bathrooms and the generously sized, eat-in kitchen offers abundant counter space and cabinetry.

 A particularly special feature of this residence is the spacious separate den, a coveted bonus room not commonly found in the building. Perfect as a library or additional gathering space, it provides exceptional flexibility to suit a variety of needs. Every room enjoys an open outlook, with the bedrooms overlooking the magnificent landscaped courtyard. Additional highlights include central air, hardwood floors, generous closet and storage space, a full size washer/dryer and an abundance of beautiful prewar character.

 The Belnord is one of the Upper West Side's most distinguished architectural landmarks, renowned for its grand scale, elegant design, and spectacular landscaped interior courtyard. The unrivaled 30,000 square feet of indoor and outdoor amenities, include a 24-hour attended lobby, expansive porte-cochere, and 22,000 square foot courtyard and garden, evoking total privacy and tranquility. The light-filled, two-story Belnord Club further offers a wealth of options for relaxation and entertainment, including a state-of-the-art fitness center with steam and sauna, an impressive double-height sports court with a basketball hoop, a luxurious Club Lounge, separate dining room, children's playroom, and teen room.

This is a co-exclusive Douglas Elliman

## Property Details

- **Property Type**: Condominium
- **Beds**: 4
- **Total Baths**: 4
- **Rooms**: 8
- **Stories**: 14
- **Year Built**: 1909
- **Common Charges**: $2,837 / Monthly
- **Listed On**: Oct 30, 2026
- **Days on Market**: 2 Days

### Residence Features

- Building Other
- Washer Hookup
- In Unit
- Building Courtyard
- Washer Dryer Allowed

## Estimated Monthly Payment

**$31,406 / month**, assuming a 20% down payment ($1,130,000), a 6.5% interest rate and a 30-year term. The page's calculator lets a buyer change all three.

- **Principal & Interest**: $28,569
- **Common Charges**: $2,837

Estimates only. Actual payments may vary. Confirm terms with your lender.

## Sales and market data

### Recent sales

58 apartments at THE BELNORD have recorded sales since October 2021, the most recent for $12,250,000 in October 2026. Prices are the figures recorded with the City, not asking prices.

| Unit | Beds | Sq Ft | Sold Price | $/ft² | Sold | Source |
| --- | --- | --- | --- | --- | --- | --- |
| [617](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/225-west-86th-street-617-ny-10024) (Apartment) | 6 | 4,498 | $12,250,000 | $2,723/ft² | October 14, 2026 | MLS |
| [407](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/225-west-86th-street-407-ny-10024) (Apartment) | 2 | 1,492 | $3,500,000 | $2,346/ft² | September 8, 2026 | City record · MLS |
| 317 (Apartment) | 3 | 2,220 | $5,650,000 | $2,545/ft² | May 27, 2026 | City record · MLS |
| PHQ (Apartment) | Studio | 464 | $900,000 | $1,940/ft² | May 21, 2026 | City record · MLS |
| PHS (Apartment) | 1 | 646 | $930,000 | $1,440/ft² | March 6, 2026 | City record · MLS |
| 604 (Apartment) | 7 | 3,000 | $5,770,912 | $1,924/ft² | February 11, 2026 | City record · MLS |
| 1009 (Apartment) | 3 | 2,169 | $4,900,000 | $2,259/ft² | January 27, 2026 | City record · MLS |
| 810 (Apartment) | 4 | 2,829 | $7,250,000 | $2,563/ft² | August 5, 2025 | City record · MLS |
| 712 (Apartment) | 5 | 3,956 | $9,850,000 | $2,490/ft² | June 30, 2025 | City record · MLS |
| 709 (Apartment) | 4 | 2,554 | $5,700,000 | $2,232/ft² | June 20, 2025 | City record · MLS |
| M01 (Apartment) | 5 | 4,550 | $8,465,450 | $1,861/ft² | April 11, 2025 | MLS |
| 504 (Apartment) | 4 | 3,122 | $7,895,000 | $2,529/ft² | September 3, 2024 | City record · MLS |
| 711 (Apartment) | 4 | 3,129 | $6,850,000 | $2,189/ft² | June 26, 2024 | City record · MLS |
| 101 (Apartment) | 4 | 2,588 | $5,825,000 | $2,251/ft² | June 25, 2024 | City record · MLS |
| 106 (Apartment) | 4 | 2,573 | $6,050,000 | $2,351/ft² | June 21, 2024 | City record · MLS |
| 412 (Apartment) | 2 | 1,610 | $3,705,000 | $2,301/ft² | May 2, 2024 | City record · MLS |
| 1114 (Apartment) | 3 | 2,242 | $5,650,000 | $2,520/ft² | April 25, 2024 | City record · MLS |
| 1112 (Duplex) | 6 | 4,637 | $12,300,000 | $2,653/ft² | April 25, 2024 | City record · MLS |
| PHB (Apartment) | 1 | 555 | $1,120,075 | $2,018/ft² | April 22, 2024 | City record · MLS |
| 306 (Apartment) | 4 | 2,573 | $6,100,000 | $2,371/ft² | April 19, 2024 | City record · MLS |
| 904 (Apartment) | 4 | 3,126 | $7,995,000 | $2,558/ft² | April 19, 2024 | City record · MLS |
| 601 (Apartment) | 3 | 2,203 | $5,350,000 | $2,429/ft² | April 1, 2024 | City record · MLS |
| 1012 (Apartment) | 4 | 3,217 | $8,175,000 | $2,541/ft² | March 21, 2024 | City record · MLS |
| 1008 (Apartment) | 3 | 2,263 | $5,850,000 | $2,585/ft² | November 6, 2023 | City record · MLS |
| 1111 (Duplex) | 4 | 5,069 | $13,850,000 | $2,732/ft² | October 31, 2023 | City record · MLS |
| 1103 (Apartment) | 4 | 3,138 | $7,912,500 | $2,522/ft² | September 29, 2023 | City record · MLS |
| 1107 (Apartment) | 3 | 2,263 | $5,700,000 | $2,519/ft² | July 21, 2023 | City record · MLS |
| 1117 (Apartment) | 3 | 2,226 | $5,350,000 | $2,403/ft² | June 16, 2023 | City record · MLS |
| 209 (Apartment) | 4 | 2,537 | $6,018,134 | $2,372/ft² | April 19, 2023 | City record · MLS |
| 707 (Apartment) | 3 | 2,248 | $5,600,000 | $2,491/ft² | April 17, 2023 | City record · MLS |
| 907 (Apartment) | 3 | 2,264 | $5,550,000 | $2,451/ft² | February 10, 2023 | City record · MLS |
| 411 (Apartment) | 2 | 1,617 | $3,800,000 | $2,350/ft² | January 17, 2023 | City record · MLS |
| 810 (Apartment) | 4 | 2,829 | $7,000,000 | $2,474/ft² | January 6, 2023 | City record · MLS |
| 308 (Apartment) | 2 | 1,509 | $3,550,000 | $2,353/ft² | December 19, 2022 | City record · MLS |
| 1015 (Apartment) | 5 | 4,124 | $10,825,500 | $2,625/ft² | December 8, 2022 | City record · MLS |
| 1115 (Apartment) | 3 | 2,197 | $5,195,000 | $2,365/ft² | November 14, 2022 | City record · MLS |
| 103 (Apartment) | 4 | 3,124 | $6,178,220 | $1,978/ft² | September 30, 2022 | City record · MLS |
| 910 (Apartment) | 3 | 2,444 | $6,200,000 | $2,537/ft² | September 29, 2022 | City record · MLS |
| 1017 (Apartment) | 5 | 4,706 | $11,782,500 | $2,504/ft² | September 28, 2022 | City record · MLS |
| 1004 (Apartment) | 4 | 3,123 | $7,885,000 | $2,525/ft² | September 16, 2022 | City record · MLS |

Showing the 40 most recent of 58 recorded sales in this period.

Every row is a recorded transaction, including ancillary spaces such as storage and staff rooms where they were sold separately. Those are excluded from the benchmark below.

### How this price compares

- **This home**: $5,650,000
- **Median sold price**: $7,567,500
- **Difference**: -$1,917,500 (-25.3%)
- **Median $/ft²**: $2,438
- **Comparable sales**: 18
- **Sales from**: December 2021 – August 2025
- **Middle half of those sales**: $6,119,555 – $8,130,000

Based on four-bedroom sales at THE BELNORD.

### How these sales were negotiated

- **Sale-to-list price**: 95.4% (18 sales)
- **Sold below asking**: 94% (18 sales)
- **Typical time to find a buyer**: 218 days (12 sales)
- **Typical time to close**: 64 days (14 sales)

Based on four-bedroom sales at THE BELNORD with the required listing and closing data. Sample sizes vary by metric.

These are two separate periods measured on different clocks — time to find a buyer, and time from agreed deal to closing. They are medians of different sets of sales and do not add together into a single "days on market" figure.

### Price trend

Median price per square foot, sales at THE BELNORD

| Year | Median $/ft² | Sales |
| --- | --- | --- |
| 2019 | $1,199/ft² | 4 (thin) |
| 2021 | $2,220/ft² | 15 |
| 2022 | $2,383/ft² | 18 |
| 2023 | $2,483/ft² | 10 |
| 2024 | $2,400/ft² | 12 |
| 2025 | $2,490/ft² | 3 (thin) |
| 2026 YTD | $2,099/ft² | 6 |

Based on recorded sales at THE BELNORD. 2026 is year-to-date.

Years marked "thin" rest on fewer than 5 sales, where a single unusual apartment moves the median a long way. Read those points as the small samples they are rather than as the market turning.

Sales data through October 2026.

Sale prices are the consideration recorded with the City in ACRIS, and each sale is dated by the day the City recorded it. A closing date reported to the MLS typically falls one to two weeks earlier. Recorded sales describe what has already happened and are not an appraisal, a valuation, or an estimate of what this home will sell for.

[See every recorded sale at THE BELNORD](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/the-belnord)

## About The Building

### THE BELNORD

Upper West Side · Condominium

225 West 86th Street, New York, NY 10024

A building in Upper West Side, currently featuring 5 active listings.

- **Year Built**: 1909
- **Active Units**: 5
- **Floors**: 14

[View the building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/the-belnord)

### Available Residences — For Sale (8)

| Unit | Beds | Baths | Size | Price / Ft² | Price | Listing Office | Listed Date | Days on Market |
| --- | --- | --- | --- | --- | --- | --- | --- | --- |
| [302](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/225-west-86th-street-302-ny-10024) | 4 | 4 | — | — | $5,650,000 | Brown Harris Stevens Residential Sales LLC | Oct 30, 2026 | 1 days |
| [710](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/225-west-86th-street-710-ny-10024) | 3 | 4 | 2,447 sqft | $2,758 | $6,750,000 (+3.1%) | Douglas Elliman Real Estate | Jan 6, 2026 | 298 days |
| [507](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/225-west-86th-street-507-ny-10024) | 4 | 4 | 2,255 sqft | $2,373 | $5,350,000 | Compass | Sep 9, 2026 | 52 days |
| [910](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/225-west-86th-street-910-ny-10024) | 3 | 4 | 2,444 sqft | $2,658 | $6,495,000 | Compass | Sep 15, 2026 | 46 days |
| [608](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/225-west-86th-street-608-ny-10024) | 3 | 3 | 2,264 sqft | $1,985 | $4,495,000 (-7.3%) | Corcoran Group | Oct 2, 2026 | 29 days |
| [303](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/225-west-86th-street-303-ny-10024) | 4 | 5 | 3,134 sqft | $1,993 | $6,244,633 (-23.4%) — In contract | Douglas Elliman Real Estate | Jan 25, 2026 | 279 days |
| [117](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/225-west-86th-street-117-ny-10024) | 3 | 4 | 2,219 sqft | $2,702 | $5,995,000 — In contract | Douglas Elliman Real Estate | May 29, 2026 | 155 days |
| [717](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/225-west-86th-street-717-ny-10024) | 6 | 4 | 4,583 sqft | $2,771 | $12,700,000 — In contract | Douglas Elliman Real Estate | Oct 2, 2026 | 29 days |

### Recently Sold (2)

| Unit | Beds | Baths | Size | Price / Ft² | Sold Price | Listing Office | Listed Date | Sold Date |
| --- | --- | --- | --- | --- | --- | --- | --- | --- |
| [407](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/225-west-86th-street-407-ny-10024) | 2 | 3 | 1,492 sqft | $2,346 | $3,500,000 | Douglas Elliman Real Estate | Jul 2, 2025 | Sep 8, 2026 |
| [617](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/225-west-86th-street-617-ny-10024) | 6 | 6 | 4,498 sqft | $2,723 | $12,250,000 | Douglas Elliman Real Estate | Apr 16, 2026 | Oct 14, 2026 |

## Potential NYC Second-Home Tax

This property may be subject to New York City’s non-primary residence surcharge if it is not used as a qualifying primary residence. The surcharge is based on the NYC Department of Finance market value, not the listing price.

[Estimate the Potential Surcharge](https://realestaterebatesnewyork.com/calculators/nyc-second-home-tax-calculator)

## Upper West Side

Overview of Upper West Side

[Explore Upper West Side](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/upper-west-side) · [All Neighborhoods](https://realestaterebatesnewyork.com/neighborhoods)

### Nearby Upper West Side

- [Central Park real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/central-park)
- [Upper East Side real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/upper-east-side)
- [Morningside Heights real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/morningside-heights)
- [Hells Kitchen real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/hells-kitchen)
- [Theater District real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/theater-district)
- [East Harlem real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/east-harlem)

## Related Links

- [THE BELNORD — building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/the-belnord)
- [Upper West Side neighborhood guide](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/upper-west-side)
- [Estimate your Buyer Commission Share and closing costs](https://realestaterebatesnewyork.com/calculators/buyer-closing-cost-calculator)
- [Contact Régis Roumila](https://realestaterebatesnewyork.com/contact)

---

> RLS IDX Data display by Real Estate Rebate Team. This information is not verified for authenticity or accuracy and is not guaranteed and may not reflect all real estate activity in the market. ©2026 The Real Estate Board of New York, Inc., All rights reserved. IDX information is provided exclusively for consumers’ personal, non-commercial use and it may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.

> All information furnished regarding property for sale, rental or financing is from sources deemed reliable, but no warranty or representation is made as to the accuracy thereof and same is submitted subject to errors, omissions, change of price, rental or other conditions, prior sale, lease or financing or withdrawal without notice. All dimensions are approximate. For exact dimensions, you must hire your own architect or engineer and the number of bedrooms listed is for informational purposes and is not a legal conclusion. Please consult with your own architect or engineer for exact dimensions and legal specifications.