--- title: "262 West 95th Street #2/3, New York City, NY 10025" description: "262 West 95th Street #2/3, New York City, NY 10025 — Upper West Side, New York City, NY. Listing Price $998,000. 3 bed, 2 bath Illustrative Buyer Commission Share of $14,970 at closing, based on a 3% buyer-broker commission." url: "https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10025/262-west-95th-street-23-ny-10025" source: "Real Estate Rebate Team" dateModified: "2026-09-14T22:44:52.930Z" status: "Active" --- # 262 West 95th Street #2/3, New York City, NY 10025 Upper West Side, New York City, NY Courtesy of Compass Last updated: September 14, 2026, 6:44 PM ## At a Glance - **Listing Price**: $998,000 - **Beds**: 3 - **Baths**: 2 - **Common Charges**: $2,792 / mo - **Brokerage Fee**: Share Eligible ## The Private Brokerage Advantage As an independent luxury buyer representative, Régis shares 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**: $998,000 - **Illustrative Buyer Commission Share**: -$14,970* - **Illustrative Net Cost**: $983,030 *Illustrative Buyer Savings of $14,970 — 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) ![262 West 95th Street #2/3, New York City, NY 10025 — photo 1 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/9b750db8-fe61-4d1f-832b-c7c6e20a2127.jpg) ![262 West 95th Street #2/3, New York City, NY 10025 — photo 2 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/411a99fb-00a0-4adb-9085-9926a95cba86.jpg) ![262 West 95th Street #2/3, New York City, NY 10025 — photo 3 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/60c1f782-c4c8-4f82-8a78-ed8fa6bf2e63.jpg) ![262 West 95th Street #2/3, New York City, NY 10025 — photo 4 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/e4de9e53-930d-4ffb-91ef-e7e622f80378.jpg) ![262 West 95th Street #2/3, New York City, NY 10025 — photo 5 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/b2fd7a6e-d619-455c-aeaa-48f9b10b225e.jpg) ![262 West 95th Street #2/3, New York City, NY 10025 — photo 6 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/977202dc-25f4-43d8-870c-7cd26a52620d.jpg) ![262 West 95th Street #2/3, New York City, NY 10025 — photo 7 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/0834d0a9-2754-426a-af4b-4a0cf20b7de7.jpg) ![262 West 95th Street #2/3, New York City, NY 10025 — photo 8 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/07ba4aff-ce61-48c3-b4fc-bb11f3150d62.jpg) ![262 West 95th Street #2/3, New York City, NY 10025 — photo 9 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/c61491a3-bad1-4a2f-ba2a-0d71da15203f.jpg) ![262 West 95th Street #2/3, New York City, NY 10025 — photo 10 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/2987e209-f29c-4324-b334-5cd7fb6c45d2.jpg) ## Property Overview A rare opportunity to create a truly unique home within one of Manhattan’s most distinctive landmarked enclaves. Two one-bedroom apartments, positioned directly above and below one another in historic Pomander Walk, are being offered together with the potential to combine them into a charming two-level residence. Each apartment has windows on three exposures, hardwood floors, an updated bathroom, generous storage, and a well-proportioned layout. Together, they offer the possibility of creating a thoughtfully designed duplex with living and entertaining spaces on one level and bedrooms above—or reimagining the interiors entirely to suit your needs. The kitchens also offer flexibility for the addition of a dishwasher or washer/dryer. What makes the opportunity especially compelling is the setting. Hidden behind a gate on West 95th Street, Pomander Walk feels like a small village tucked into the middle of Manhattan. Its pedestrian lane is lined with picturesque Tudor-style homes, mature gardens, flowering plantings, climbing vines, painted shutters and architectural details that give it a character all its own. Built in the 1920s and now a designated New York City landmark, it remains one of the Upper West Side’s most unusual and treasured residential enclaves. Combining these two apartments could offer something increasingly difficult to find in New York: the scale and separation of a multi-level home paired with the intimacy and character of Pomander Walk. Beyond the gates, you are surrounded by everything that makes the Upper West Side such an enduring neighborhood. Riverside Park and the Hudson River are just a few blocks away, Central Park is within easy reach, and Broadway, Amsterdam and Columbus offer an exceptional mix of restaurants, cafés, markets, neighborhood shops and everyday conveniences. Excellent subway access provides an easy connection throughout the city, with the Museum of Natural History, Lincoln Center and Columbia University all nearby. Whether kept as two separate residences or transformed into one special duplex, this is an opportunity with tremendous flexibility—and the chance to create a unique home. Combination subject to applicable approvals. ## Property Details - **Property Type**: Co-op - **Beds**: 3 - **Baths**: 2 - **Rooms**: 4 - **Year Built**: 1921 - **Common Charges**: $2,792.28 / Monthly - **Listed On**: Sep 14, 2026 - **Days on Market**: 1 Days ### Residence Features - In Unit - See Remarks - Private Entrance - Private Outdoor Space Under 60 Sqft - Dishwasher - Hardwood ## Sales Evidence ### Recent closed sales 6 apartments at Pomander Walk have recorded sales since September 2021, the most recent for $572,500 in May 2026. Prices are the figures recorded with the City, not asking prices. | Unit | Beds | Sq Ft | Sold Price | $/ft² | Sold | Source | | --- | --- | --- | --- | --- | --- | --- | | 3 (Apartment) | 1 | 450 | $572,500 | $1,272/ft² | May 20, 2026 | City record · MLS | | 20/2 (Apartment) | 2 | — | $940,000 | — | August 23, 2023 | MLS | | 262_1/2 (Apartment) | Studio | — | $459,000 | — | October 19, 2022 | MLS | | 1 (Apartment) | — | — | $430,000 | — | August 18, 2022 | City record | | 20/1 (Apartment) | 2 | — | $855,000 | — | April 12, 2022 | MLS | | 17/1 (Apartment) | 2 | — | $999,000 | — | March 17, 2022 | 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 co-op three-bedroom sales in Upper West Side is $2,250,000, based on 158 sales between September 2024 and July 2026. This home is asking $998,000, $1,252,000 below that median. The middle half of those sales closed between $1,709,302 and $2,950,000. - **Median closed price**: $2,250,000 - **Middle half**: $1,709,302 – $2,950,000 - **Based on**: 158 co-op three-bedroom sales in Upper West Side - **Period**: September 2024 – July 2026 Square footage is recorded for only 49 of these 158 sales (31%), so no price per square foot is shown for this group. Co-op sales rarely carry a floor area, and a figure drawn from a handful of them would not describe the rest. Across the 145 of these sales with a published asking price, the median closed at 96.7% of what it originally asked. 66% 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**: 96.7% of the original ask - **Closed below ask**: 66% of 145 sales - **Listed → in contract**: 74 days (about 11 weeks) - **In contract → closed**: 91 days (about 13 weeks) Across the 145 of these sales with a published asking price, the median closed at 96.7% of what it originally asked. 66% of them closed below the original ask. Half of these homes were in contract within 74 days (about 11 weeks) of coming to market, based on the 150 with a recorded listing date. Once a deal was agreed, closing took a further 91 days (about 13 weeks), based on the 152 with both dates recorded. A co-op board package and its interview account for much of that. 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 158 co-op three-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 co-op three-bedroom sales in Upper West Side, 2017 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 | | --- | --- | --- | | 2017 | $2,300,000 | 63 | | 2018 | $2,410,000 | 54 | | 2019 | $2,450,000 | 69 | | 2020 | $1,950,100 | 36 | | 2021 | $2,130,000 | 91 | | 2022 | $2,462,500 | 98 | | 2023 | $2,087,500 | 80 | | 2024 | $2,420,000 | 78 | | 2025 | $2,400,000 | 85 | | 2026 | $2,178,750 | 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 Pomander Walk](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/pomander-walk) ## Property Taxes This apartment is part of a co-op that is taxed as one lot shared across 61 apartments. The corporation’s 2026 property tax bill was $592,858 for the whole building. Shareholders cover it through their monthly maintenance rather than a separate bill for this unit. [See the full property tax history for Pomander Walk](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/pomander-walk) [How we source and calculate NYC property tax data](https://realestaterebatesnewyork.com/nyc-property-tax-data-methodology) ## About The Building ### Pomander Walk Upper West Side · Stock Cooperative 262 West 95th Street, New York, NY 10025 A building in Upper West Side, currently featuring 3 active listings. - **Year Built**: 1921 - **Total Units**: 3 [View the building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/pomander-walk) ### Available Residences — For Sale (3) | Unit | Beds | Baths | Size | Price / Ft² | Price | Listing Office | Listed Date | Days on Market | | --- | --- | --- | --- | --- | --- | --- | --- | --- | | [2/3](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10025/262-west-95th-street-23-ny-10025) | 3 | 2 | — | — | $998,000 | Compass | Sep 14, 2026 | 1 days | | [2](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10025/262-west-95th-street-2-ny-10025) | 1 | 1 | 500 sqft | $998 | $499,000 | Compass | Sep 14, 2026 | 1 days | | [3](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10025/262-west-95th-street-3-ny-10025) | 1 | 1 | — | — | $499,000 | Compass | Sep 14, 2026 | 1 days | ## Estimated Monthly Payment **$7,839 / month**, assuming a 20% down payment ($199,600), a 6.5% interest rate and a 30-year term. The page's calculator lets a buyer change all three. - **Principal & Interest**: $5,046 - **Common Charges**: $2,792 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 - [Pomander Walk — building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/pomander-walk) - [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.