--- title: "254 West 88th Street #PH, New York City, NY 10024" description: "254 West 88th Street #PH, New York City, NY 10024 — Townhouse in Upper West Side, Manhattan, NY. Last Sold Price $1,995,000. Sold on 9/8/2026. 2 bed, 2 bath, 1,103 sqft" url: "https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/254-west-88th-street-ph-PH-ny-10024" source: "Real Estate Rebate Team" dateModified: "2026-09-09T14:03:28.088Z" status: "Closed" --- # 254 West 88th Street #PH, New York City, NY 10024 Townhouse in Upper West Side, Manhattan, NY **Sponsor Residence** Courtesy of Serhant Last updated: September 9, 2026, 10:03 AM ## At a Glance - **Last Sold Price**: $1,995,000 - **Status**: Sold on 9/8/2026 - **Beds**: 2 - **Baths**: 2 - **Sqft**: 1,103 - **Common Charges**: $596 / mo - **Price per Sqft**: $1,809 - **Brokerage Fee**: Share Eligible This listing was successfully closed and is no longer active on the market. [Planning to sell? Contact Régis Roumila](https://realestaterebatesnewyork.com/contact) ## Photos (7) ![254 West 88th Street #PH, New York City, NY 10024 — photo 1 of 7](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/d49d6625-c326-43c0-b21f-5d3e6bf45807.jpg) ![254 West 88th Street #PH, New York City, NY 10024 — photo 2 of 7](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/d8a4176b-3f27-4e03-ac37-ceb497eee159.jpg) ![254 West 88th Street #PH, New York City, NY 10024 — photo 3 of 7](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/3caeb97a-34b2-449e-8a9b-61e558053d52.jpg) ![254 West 88th Street #PH, New York City, NY 10024 — photo 4 of 7](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/a742ae9c-9508-4be8-8343-6707becb1dd2.jpg) ![254 West 88th Street #PH, New York City, NY 10024 — photo 5 of 7](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/96c887e2-f3b0-4aca-a81f-daf3706334f7.jpg) ![254 West 88th Street #PH, New York City, NY 10024 — photo 6 of 7](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/e091a38c-c242-436d-b1a9-ff61110a0526.jpg) ![254 West 88th Street #PH, New York City, NY 10024 — photo 7 of 7](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/fb690f0e-d53b-4cb5-b99d-0ce16cacbfed.jpg) ## Property Overview Residence #PH at 254 West 88th Street is a sun-filled penthouse duplex townhouse offering 1,103 square feet of interior space plus an additional 436 square feet of private outdoor space. Offering two bedrooms, two bathrooms, and two private outdoor terraces that seamlessly extend the living space. The main level is anchored by an open living and dining area with excellent proportions, ideal for both everyday living and entertaining. The custom chef's kitchen is thoughtfully integrated into the space and finished with quartz countertops, sleek cabinetry, and high-end Bosch appliances, creating a refined yet highly functional centerpiece. The primary bedroom is bright and generously scaled, featuring a large walk-in closet and direct access to a south-facing private terrace, perfect for morning light and outdoor lounging. The en-suite bathroom is designed as a serene retreat, appointed with Carrara marble wall finishes, European fixtures, and radiant heated flooring. The upper level offers a well-proportioned second bedroom with ample closet space and direct access to its own north-facing rooftop terrace, providing a peaceful outdoor escape with open views. Additional features include oak floors, thoughtfully integrated lighting, abundant storage throughout, custom built doors, and an in-unit laundry closet with a Bosch washer and dryer. The complete offering terms are in an offering plan available from Sponsor. Sponsor: BMN UWS 26 LLC & Hatro Holdings XXVI LLC, 11 Grace Avenue, Suite 108, Great Neck, NY 11021. File No. CD240224. Some images are virtually staged. ## Property Details - **Property Type**: Duplex - **Beds**: 2 - **Baths**: 2 - **Rooms**: 3 - **Sqft**: 1,103 sqft - **Stories**: 4 - **Year Built**: 1905 - **Price per Sqft**: $1,809 - **Common Charges**: $596 / Monthly - **Listed On**: Jan 22, 2026 - **Days on Market**: 234 Days ### Residence Features - Central Air - Building Other - Washer Hookup - In Unit - Balcony - Private Outdoor Space Over 60 Sqft ## Sales Evidence ### Recent closed sales 6 apartments at 254 West 88th Street have recorded sales since September 2021, the most recent for $1,995,000 in September 2026. Prices are the figures recorded with the City, not asking prices. | Unit | Beds | Sq Ft | Sold Price | $/ft² | Sold | Source | | --- | --- | --- | --- | --- | --- | --- | | PH (Duplex) | 2 | 1,103 | $1,995,000 | $1,809/ft² | September 8, 2026 | MLS | | [3](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/254-west-88th-street-3-ny-10024) (Apartment) | 2 | 1,070 | $1,695,000 | $1,584/ft² | July 29, 2026 | MLS | | 2 (Apartment) | 1 | 1,093 | $1,792,120 | $1,640/ft² | June 9, 2026 | MLS | | 1 (Apartment) | — | 1,093 | $1,792,120 | $1,640/ft² | May 6, 2026 | City record | | 5A (Apartment) | 2 | — | $1,925,000 | — | December 16, 2025 | City record · MLS | | PH (Apartment) | 1 | — | $1,200,000 | — | February 20, 2024 | MLS | 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 The median closed price for comparable condo two-bedroom sales in Upper West Side is $1,954,250, based on 146 sales between September 2024 and July 2026. This home is asking $1,995,000, $40,750 above that median. The middle half of those sales closed between $1,600,000 and $2,428,750. - **Median closed price**: $1,954,250 - **Middle half**: $1,600,000 – $2,428,750 - **Based on**: 146 condo two-bedroom sales in Upper West Side - **Period**: September 2024 – July 2026 - **Median $/ft²**: $1,629/ft² Across the 130 of these sales with a published asking price, the median closed at 96.4% of what it originally asked. 76% of them closed below the original ask. This building has not had enough comparable sales of its own in the period to support a median, so the benchmark is drawn from Upper West Side instead. ### How these sales were negotiated - **Sold vs original ask**: 96.4% of the original ask - **Closed below ask**: 76% of 130 sales - **Listed → in contract**: 66 days (about 9 weeks) - **In contract → closed**: 55 days (about 8 weeks) Across the 130 of these sales with a published asking price, the median closed at 96.4% of what it originally asked. 76% of them closed below the original ask. Half of these homes were in contract within 66 days (about 9 weeks) of coming to market, based on the 120 with a recorded listing date. Once a deal was agreed, closing took a further 55 days (about 8 weeks), based on the 132 with both dates recorded. 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. Based on 146 condo two-bedroom sales in Upper West Side, September 2024 – July 2026. Each figure counts only the sales that recorded the dates it needs, which is why the denominators differ. ### Price trend Median sold price for condo and house two-bedroom sales in Upper West Side, 2016 to 2026. The series is held to one bedroom count and one ownership type for the same reason: an unfiltered median tracks which apartments sold, not what they were worth. | Year | Median sold price | Sales | | --- | --- | --- | | 2016 | $1,707,500 | 18 | | 2017 | $1,872,500 | 66 | | 2018 | $1,935,000 | 57 | | 2019 | $1,725,000 | 53 | | 2020 | $1,866,500 | 59 | | 2021 | $1,795,000 | 113 | | 2022 | $2,100,000 | 89 | | 2023 | $1,780,000 | 75 | | 2024 | $1,870,000 | 71 | | 2025 | $1,820,000 | 73 | | 2026 | $2,112,500 | 54 | This building does not have enough sales with a recorded floor area to chart its own price per square foot, which is usual for a co-op. The series above follows comparable homes across Upper West Side instead. 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 254 West 88TH Street](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/254-west-88th-street) ## Price and Property History for 254 West 88TH Street, Unit PH Review the recorded listing activity for 254 West 88TH Street, Unit PH, including asking-price changes and prior market dates. - **Last sold**: $1,995,000 on September 8, 2026 | Date | Price | Listing event | | --- | --- | --- | | September 8, 2026 | $1,995,000 | Sold | | July 23, 2026 | $1,995,000 | Entered contract | | January 22, 2026 | $1,995,000 | Listed for sale by Serhant | | February 20, 2024 | $1,200,000 | Sold | | November 9, 2023 | $1,269,000 | Entered contract | | September 9, 2023 | $1,269,000 | Asking price reduced by $6,000, or 0.5% | | July 31, 2023 | $1,275,000 | Listed for sale by Brown Harris Stevens Residential Sales LLC | ## About The Building ### 254 West 88th Street Upper West Side · Duplex 254 West 88th Street, New York, NY 10024 A building in Upper West Side, currently featuring 3 active listings. - **Year Built**: 1905 - **Total Units**: 3 - **Floors**: 4 [View the building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/254-west-88th-street) ### Available Residences — For Sale (3) | Unit | Beds | Baths | Size | Price / Ft² | Price | Listing Office | Listed Date | Days on Market | | --- | --- | --- | --- | --- | --- | --- | --- | --- | | [PH](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/254-west-88th-street-ph-PH-ny-10024) | 2 | 2 | 1,103 sqft | $1,809 | $1,995,000 | Serhant | Jan 22, 2026 | 233 days | | [3](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/254-west-88th-street-3-ny-10024) | 2 | 2 | 1,070 sqft | $1,584 | $1,695,000 | Serhant | Jan 9, 2026 | 246 days | | [B](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10024/254-west-88th-street-b-ny-10024) | 1 | 3 | 1,635 sqft | $1,284 | $2,100,000 | Serhant | Jun 8, 2026 | 96 days | ## Estimated Monthly Payment **$10,684 / month**, assuming a 20% down payment ($399,000), a 6.5% interest rate and a 30-year term. The page's calculator lets a buyer change all three. - **Principal & Interest**: $10,088 - **Common Charges**: $596 Estimates only. Actual payments may vary. Confirm terms with your lender. ## 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 - [254 West 88TH Street — building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/254-west-88th-street) - [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.