---
title: "21 South End Avenue #PH1A, New York City, NY 10280"
description: "21 South End Avenue #PH1A, New York City, NY 10280 — Townhouse in Battery Park City, Manhattan, NY. Listing Price $2,230,000. In contract 6/3/2026. 2 bed, 3 bath, 1,395 sqft Illustrative Buyer Commission Share of $33,450 at closing, based on a 3% buyer-broker commission."
url: "https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10280/21-south-end-avenue-ph1a-PH1A-ny-10280"
source: "Real Estate Rebate Team"
status: "Pending"
---

# 21 South End Avenue #PH1A, New York City, NY 10280

Townhouse in Battery Park City, Manhattan, NY

Courtesy of Compass

## At a Glance

- **Listing Price**: $2,230,000
- **Status**: In contract 6/3/2026
  In Contract/Lease Signed indicates an offer has been made and accepted by the seller/landlord, with the deal pending completion.
- **Beds**: 2
- **Total Baths**: 3
- **Sqft**: 1,395
- **Common Charges**: $2,293 / mo
- **Monthly Taxes**: $3,502 / mo
- **Price per Sqft**: $1,599
- **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**: $2,230,000
- **Illustrative Buyer Commission Share**: -$33,450*
- **Illustrative Net Cost**: $2,196,550

*Illustrative Buyer Savings of $33,450 — 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)

![21 South End Avenue #PH1A, New York City, NY 10280 — photo 1 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/b6b3c14e-f522-4eb1-a247-d4808b0abc36.jpg)
![21 South End Avenue #PH1A, New York City, NY 10280 — photo 2 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/078ff727-a010-4722-8456-231d4e9e8cf0.jpg)
![21 South End Avenue #PH1A, New York City, NY 10280 — photo 3 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/5059ee44-48e2-4e37-aaec-361eab16c238.jpg)
![21 South End Avenue #PH1A, New York City, NY 10280 — photo 4 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/3353ba39-04fd-4383-a893-a417ee2a9695.jpg)
![21 South End Avenue #PH1A, New York City, NY 10280 — photo 5 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/b418ad9a-00f3-4de0-b00f-436458a2aa34.jpg)
![21 South End Avenue #PH1A, New York City, NY 10280 — photo 6 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/ab69bec0-90bb-4eea-a639-7ac36a3b9564.jpg)
![21 South End Avenue #PH1A, New York City, NY 10280 — photo 7 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/c9d4b2f6-88cb-4074-bfa6-ea048c7aa570.png)
![21 South End Avenue #PH1A, New York City, NY 10280 — photo 8 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/88da8e20-848c-4edb-969f-d471a5c7b8ce.jpg)
![21 South End Avenue #PH1A, New York City, NY 10280 — photo 9 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/af601940-3f31-4350-b511-37829b0340ea.jpg)
![21 South End Avenue #PH1A, New York City, NY 10280 — photo 10 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/b1f8b063-a32e-4ab1-8bf9-fcded27d1f8a.jpg)

## Property Overview

Step into this extraordinary, townhouse-inspired penthouse and feel the charm of a London terrace blended seamlessly with the grandeur of New York Harbor living. This duplex residence offers an unparalleled lifestyle, where timeless elegance meets breathtaking, world-class vistas.

Imagine waking up to 30 feet of uninterrupted, cinematic water views stretching from the Statue of Liberty to Ellis Island and beyond, framed by sky-high windows and spilling onto your secluded, planted terrace. The views alone are enough to steal your heart—sunsets that paint the sky, ships gliding past like a living maritime postcard, and a light that dances across every surface throughout the day.

The main level feels like the heart of a classic London townhouse, with a sense of warmth and flow throughout. A sweeping open-plan living and dining area, bathed in southern and western light, invites both intimate evenings by the wood-burning fireplace and grand gatherings with the glow of the harbor as your backdrop. Custom millwork, elegant built-ins, and a seamless connection to the expansive terrace evoke the charm of a tranquil garden retreat, while the windowed, eat-in chef's kitchen offers the perfect space to create and entertain, featuring dual sinks, premium stainless appliances, and stone countertops. A bonus office with a wine fridge adds a touch of sophistication, while the marble powder room and gracious gallery ensure every detail is thoughtfully designed.

Ascend the custom curved staircase, reminiscent of a townhouse's stately design, to the secluded quarters above. The primary suite is a serene haven with jaw-dropping views, custom closets, and an en suite marble bath complete with a spa-like soaking tub, separate shower, and exquisite mosaic details. The second bedroom, equally luxurious, feels like its own primary suite, offering another en suite bath and a front-row seat to the ever-changing harbor tableau. Every corner of this home is designed to transport you to a world of understated luxury and tranquility.

Nestled within the prestigious Regatta Condominium, this penthouse offers more than just a home—it’s a lifestyle. From the full-service staff to the beautifully maintained courtyard, terrace, and roof deck, every amenity is at your fingertips. Located on the Hudson River Esplanade, you’re surrounded by lush parks, playgrounds, and green spaces, with the best of downtown Manhattan at your doorstep. Whether it’s Michelin-starred dining at Brookfield Place, high-end shopping at the World Trade Center, or a night out at the nearby iPic Theatre, the neighborhood offers endless opportunities for adventure and indulgence.

This is more than a penthouse; it’s a rare blend of a European-inspired townhouse charm and New York City grandeur, offering an indoor-outdoor lifestyle that’s as refined as it is relaxed. Welcome to your dream home, where every day feels like a getaway.

## Property Details

- **Property Type**: Condominium
- **Beds**: 2
- **Total Baths**: 3
- **Rooms**: 4
- **Sqft**: 1,395 sqft
- **Stories**: 9
- **Year Built**: 1988
- **Price per Sqft**: $1,599
- **Common Charges**: $2,293 / Monthly
- **Monthly Taxes**: $3,502 / mo
- **Listed On**: May 2, 2026
- **Days on Market**: 138 Days

### Residence Features

- Central Air
- Central
- Building Washer Dryer Install Allowed
- Common On Floor
- In Unit
- Building Garden
- Building Roof Deck
- Private Outdoor Space Over 60 Sqft
- Crown Molding
- Entrance Foyer
- Eat-in Kitchen
- High Ceilings
- Recessed Lighting
- Sound System
- Soaking Tub
- Walk-In Closet(s)
- Dishwasher
- Stainless Steel Appliance(s)
- Wine Cooler
- Hardwood
- Marble
- Double Pane Windows
- Panoramic
- River
- Water

## Estimated Monthly Payment

**$17,071 / month**, assuming a 20% down payment ($446,000), a 6.5% interest rate and a 30-year term. The page's calculator lets a buyer change all three.

- **Principal & Interest**: $11,276
- **Property Taxes**: $3,502
- **Common Charges**: $2,293

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

## Sales and market data

### How this price compares

- **This home**: $2,230,000
- **Median sold price**: $1,555,000
- **Difference**: +$675,000 (+43.4%)
- **This home, $/ft²**: $1,599
- **Median $/ft²**: $1,285
- **Comparable sales**: 34
- **Sales from**: September 2024 – July 2026
- **Middle half of those sales**: $1,231,250 – $1,800,000

Based on condo two-bedroom sales in Battery Park City.

This building has not had enough comparable sales of its own in the period to support a median, so the benchmark is drawn from Battery Park City instead.

### How these sales were negotiated

- **Sale-to-list price**: 92.9% (27 sales)
- **Sold below asking**: 96% (27 sales)
- **Typical time to find a buyer**: 81 days (27 sales)
- **Typical time to close**: 58 days (27 sales)

Based on condo two-bedroom sales in Battery Park City 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 sale price, condo and house two-bedroom sales in Battery Park City

| Year | Median sold price | Sales |
| --- | --- | --- |
| 2017 | $1,797,500 | 18 |
| 2018 | $1,512,500 | 18 |
| 2019 | $1,627,500 | 16 |
| 2020 | $1,830,000 | 15 |
| 2021 | $1,395,000 | 36 |
| 2022 | $1,525,000 | 35 |
| 2023 | $1,400,000 | 25 |
| 2024 | $1,360,000 | 17 |
| 2025 | $1,555,000 | 18 |
| 2026 YTD | $1,757,500 | 14 |

Based on recorded condo and house two-bedroom sales in Battery Park City. 2026 is year-to-date.

Sales data through July 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.

## Price and Property History for 21 South End Avenue, Unit PH1A

Review the recorded listing activity for 21 South End Avenue, Unit PH1A, including asking-price changes and prior market dates.

- **Entered contract**: June 3, 2026

| Date | Price | Listing event |
| --- | --- | --- |
| June 3, 2026 | $2,230,000 | Entered contract |
| April 1, 2026 | $2,230,000 | Listed for sale by Compass |

## 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)

## Battery Park City

Manicured Waterfront Luxury

[Explore Battery Park City](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/battery-park-city) · [All Neighborhoods](https://realestaterebatesnewyork.com/neighborhoods)

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## Related Links

- [Battery Park City neighborhood guide](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/battery-park-city)
- [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.