---
title: "220 Central Park South #62: $79.9M Buyer Analysis"
description: "Inside 220 Central Park South #62, a $79.9M full-floor residence with 125 feet of park frontage. Analyze price, design, carrying costs and buyer strategy."
url: "https://realestaterebatesnewyork.com/guides/220-central-park-south-residence-62-buyer-analysis"
source: "Real Estate Rebate Team"
---

Real Estate Rebate Team


Licensed Broker NY & NJ · License: 10491211335


## The apartment is rare. The price still needs to be underwritten.


[Residence 62 at 220 Central Park South](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10019/220-central-park-62-ny-10019) occupies an unusual position even within Manhattan’s ultra-luxury market. It is a full-floor, 5,935-square-foot simplex with four exposures, ceilings rising above 12 feet and approximately 125 linear feet directly facing Central Park.

The asking price is **$79.9 million**, or approximately **$13,463 per square foot**. At that level, a buyer is not merely purchasing bedrooms, finishes and a view. The price includes a substantial premium for scarcity, privacy, architectural pedigree and entry into one of the most tightly held residential buildings in the United States.

Those qualities are real. They do not remove the need for disciplined analysis. At the highest end of the market, the difference between an exceptional home and an exceptional purchase can be several million dollars.


### Residence 62 at a glance

#### 220 CENTRAL Park #62, New York, NY 10019
Price$79,900,000
Space4 beds, 5.5 baths
NeighborhoodCentral Park South
BoroughManhattan


[View the current residence details](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10019/220-central-park-62-ny-10019)


Courtesy of Corcoran Group


At the current asking price, the purchase price plus estimated mansion tax is approximately $83.0 million before legal fees, title costs, advisory fees, financing expenses and any separately purchased parking or storage.

Current asking price, price per square foot, estimated mansion tax and reported annual carrying costs for Residence 62 at 220 Central Park South.Cost item
Amount
Basis
Current asking price
Amount$79,900,000
BasisActive REBNY RLS listing reviewed August 3, 2026
Asking price per square foot
Amount$13,463
BasisCalculated from the $79.9 million asking price and reported 5,935 square feet
Estimated New York State mansion tax
Amount$3,116,100
Basis3.9% of the current asking price, assuming a purchase above $25 million
Reported annual common charges
Amount$323,700
BasisReported monthly common charges of $26,975 multiplied by 12


The table shows a $79.9 million asking price, a calculated asking price of $13,463 per square foot, an estimated $3.116 million mansion tax, and $323,700 in reported annual common charges. Property taxes are not included because the current listing feed does not provide a verified figure.


## The view is not an amenity. It is the organizing principle.


Many high-floor apartments claim Central Park views. Residence 62 has something materially different: a long, uninterrupted northern frontage that allows the park to structure the principal rooms rather than appear through a limited window bay.

The living room, library and dining room form a sequence across the park-facing side of the residence. Four exposures extend the outlook beyond the park to the East Side, West Side, downtown skyline and surrounding waterways. Light changes throughout the day, which matters in a home designed for both formal entertaining and long periods of private occupancy.

This frontage is one of the strongest parts of the valuation case because it cannot be recreated through renovation. Finishes can be replaced. A nearly 6,000-square-foot full floor with this relationship to Central Park cannot.


### A designed residence, not a developer-standard resale

The residence was reworked by architect Andrea Miranda with designers Randy Kemper and Anthony Ingrao.

The apartment’s interiors represent a collaboration among architect Andrea Miranda and designers Randy Kemper and Anthony Ingrao, building on Thierry W. Despont’s original interior architecture for 220 Central Park South.

That distinction matters. The buyer is not facing a raw white-box residence or an early developer package that immediately requires years of design and construction. The home has already been shaped into a highly specific environment, with wenge entry doors, custom detailing, marble bathrooms and a formal progression of entertaining rooms.

The time saved can carry enormous value at this level. A major renovation in a building of this caliber involves design review, construction rules, security requirements, specialist trades and a long period during which the residence may not be usable.

The limitation is taste. The fixtures and furniture are excluded, and the interiors are personal enough that a buyer must decide whether the architecture works without the current decorative layer. Replacement cost and resale value are not always the same figure.


## The floor plan favors privacy without sacrificing ceremony


A private elevator arrival opens directly into the residence, establishing separation before the buyer reaches the main gallery. The public rooms occupy the northern park frontage, while the bedroom spaces are positioned away from the primary entertaining sequence.

The four-bedroom program is generous rather than maximized. The primary suite includes two bathrooms, while the three secondary bedrooms have en-suite baths. Two powder rooms support entertaining without sending guests into private areas.

For the target buyer, the question is whether four bedrooms are sufficient. Some buyers at this price point will prefer a fifth bedroom, two staff rooms or a more explicit service suite. Others will value the larger public rooms and the restraint of a plan that does not force extra bedrooms into the footprint.

The full-floor configuration also reduces corridor exposure and neighboring traffic. Privacy is part of the daily experience, not only a marketing claim.


The current ask remains approximately 53.1% above the 2020 purchase price, while the seller has already reduced the public pricing position by $7.6 million from the prior campaign.

Purchase and asking-price history for Residence 62 at 220 Central Park SouthDate
Event
Price
Change
March 31, 2020
EventRecorded purchase
Price$52,185,312
ChangeBaseline
August 28, 2025
EventInitial resale asking price
Price$87,500,000
Change+67.7% over purchase
March 17, 2026
EventCurrent asking price
Price$79,900,000
Change8.7% below prior ask


The apartment was purchased for about $52.19 million in 2020, listed for $87.5 million in 2025 and returned at $79.9 million in March 2026.


## The $7.6 million reset creates a more serious negotiation


The residence first came to market at $87.5 million and returned in March 2026 at $79.9 million. The change is approximately **$7.6 million**, or **8.7%**.

That is more than a cosmetic adjustment. It suggests that the seller has responded to the depth of the buyer pool above $75 million, where even globally recognized buildings can require patience. It also gives prospective buyers a clearer starting point than the original aspirational ask.

The current price remains approximately 53.1% above the $52.185 million recorded purchase in 2020. That increase is not automatically unreasonable. The seller acquired early, the building’s reputation strengthened through record-setting closings, and the residence carries a completed custom interior. But the purchase history gives buyers an important reference when evaluating how much appreciation, renovation value and scarcity premium are embedded in the ask.


## 220 Central Park South trades on scarcity, not conventional comparables


Traditional price-per-square-foot analysis becomes less reliable in a building where floor height, line, view, private outdoor space, unit combination and interior quality can change value dramatically.

There is also limited inventory. Owners at 220 Central Park South do not list often, and public availability can fall to a single residence. That scarcity supports pricing because a buyer who wants this specific address may have no direct substitute.

Still, scarcity does not eliminate alternatives. At roughly $80 million, the buyer can compare trophy residences at 111 West 57th Street, Central Park Tower, 432 Park Avenue, 15 Central Park West and select Fifth Avenue or Park Avenue cooperatives. Each alternative changes the equation among ceiling height, park frontage, outdoor space, service, privacy, architectural character and resale liquidity.

The correct comparable set is therefore not every large apartment in the neighborhood. It is the small group of homes that the same buyer would realistically choose instead.


## The building premium is substantial, and partly defensible


Designed by Robert A.M. Stern Architects and developed by Vornado Realty Trust, 220 Central Park South has become a reference point for the modern New York trophy market. Its limestone architecture, relatively restrained exterior and direct park position distinguish it from glassier supertalls nearby.

The amenity program is unusually broad: staffed lobbies in the Tower and Villa, resident dining, club and bar spaces, a dining terrace, screening and game rooms, an athletic club and spa, a 25-meter saline pool, squash and basketball courts, a golf simulator, children’s facilities and a wine-tasting room.

More important than the amenity list is the building’s market identity. Major recorded sales, including the $238 million penthouse transaction, established a prestige premium that influences every resale in the condominium.

A buyer should nevertheless separate brand value from apartment value. The address may protect demand over time, but future resale still depends on the specific floor, exposure, layout, condition and price paid today.


- 1Step 1Important
### Review the condominium’s financial strength
Examine audited financial statements, reserves, insurance, capital planning, litigation, assessments and recent budget increases.
- 2Step 2Important
### Inspect the residence and building systems
Review windows, HVAC, plumbing, electrical systems, radiant heat, steam and rain showers, fireplaces, appliances and all custom components.
- 3Step 3
### Verify the custom work
Obtain alteration agreements, architectural plans, permits, board approvals, contractor information, warranties and maintenance records.
- 4Step 4Important
### Model the complete annual carrying cost
Include common charges, taxes, insurance, staffing, maintenance contracts, optional services and any second-home tax exposure that may apply to the buyer’s use.
- 5Step 5
### Price ancillary assets separately
Parking, wine storage and general storage are described as available for purchase. Confirm ownership, transfer restrictions, recurring costs and negotiated pricing.
- 6Step 6
### Plan the acquisition structure early
Coordinate legal, tax, estate-planning, financing and privacy considerations before contract, particularly when an entity or trust may acquire the residence.

Six ordered steps cover condominium financials, physical inspection, alteration records, ownership costs, ancillary assets and transaction structure.

The buyer’s negotiating position should be formed only after the residence, building and total acquisition structure have been reviewed together.


## What the buyer should not overlook

- **Fixtures and furniture:** The listing states that all fixtures and furniture are excluded. The contract must define exactly what remains.
- **Parking, wine cellar and storage:** These assets are available separately and should not be assumed to be included in the $79.9 million price.
- **Carrying costs:** Reported common charges and taxes total approximately $45,517 per month before insurance and optional services.
- **Second-home exposure:** A buyer who will not use the residence as a qualifying primary residence should review New York City’s non-primary-residence surcharge with tax counsel.
- **Interior replacement:** Custom stone, millwork, hardware and specialty systems may require long lead times and specialized vendors.
- **Liquidity:** The pool of buyers above $75 million is limited. A future resale may require time even when the residence and building are exceptional.
- **Privacy:** Review entity ownership, public-record exposure, building procedures and security planning with appropriate advisers.


## Who is Residence 62 best suited to?


Residence 62 is most compelling for a buyer who places direct Central Park frontage, privacy and a completed interior ahead of maximum bedroom count or the newest glass-tower aesthetic.

A buyer who wants a finished home may place meaningful value on avoiding a multiyear design and construction process. That premium is personal. It is strongest when the existing architecture and finishes closely match the buyer’s taste, staffing needs and daily use.

The fit is less obvious for someone who needs five or more bedrooms, extensive staff quarters, substantial private outdoor space or the lowest possible basis within the trophy-condominium market. Those buyers should compare larger residences, combinations and competing buildings before treating this apartment as the default choice.


## My assessment: exceptional real estate, but the basis matters


Residence 62 has several characteristics that deserve an extraordinary price: a full-floor plan, direct Central Park frontage, four exposures, high ceilings, a finished custom interior and an address with very limited availability.

The strongest parts of the value are permanent. The park frontage, floor plate and privacy cannot be renovated into another apartment. The building’s reputation also gives the residence a level of international recognition that very few New York properties can match.

The negotiating question is not whether the apartment is special. It is how much of that specialness has already been priced into $79.9 million.

The prior $87.5 million ask has already been tested and reset. The current price is more credible, but it still requires the buyer to accept a substantial gain over the 2020 purchase, absorb more than $3.1 million in mansion tax and carry over half a million dollars a year in reported common charges and property taxes.

For a buyer who wants this exact building, this exact park relationship and a completed interior, the premium may be rational. For a buyer whose priorities are broader, the same budget creates leverage through alternatives. That distinction should drive the offer.


## Private buyer representation at the trophy level


A purchase at 220 Central Park South requires more than access to the listing. It requires a controlled process for comparing rare alternatives, evaluating the seller’s pricing position, coordinating advisers and protecting the buyer’s negotiating leverage.

Régis Roumila provides private buyer representation for luxury and ultra-luxury acquisitions in New York City, including on-market, new-development and discreet off-market opportunities. Representation can include property selection, comparable analysis, offer strategy, due diligence coordination, closing-cost planning and potential Buyer Savings or Commission Share when available and permitted.

For a confidential discussion about Residence 62 or comparable trophy properties, [schedule a private consultation](https://realestaterebatesnewyork.com/contact).


## Sources and methodology


This article was written by **[Régis Roumila](https://realestaterebatesnewyork.com/regis-roumila)**, founder of Real Estate Rebate Team and a licensed real estate broker in New York and New Jersey with more than 25 years of experience in the New York City market.

Current asking price, apartment specifications, reported common charges, listing description, images and amenity information come from the active REBNY RLS listing for Residence 62, reviewed August 3, 2026. The listing is represented by Corcoran.

The recorded 2020 purchase price was checked against public property records and widely reported transaction data. Prior asking-price history was checked against archived listing records from CityRealty, StreetEasy and The Wall Street Journal. Building architecture and development credits were checked against published materials from Robert A.M. Stern Architects, Vornado Realty Trust and building references.

The mansion-tax estimate applies the 3.9% New York State rate for residential purchases of $25 million or more to the current asking price. The common-charge calculation uses the reported monthly figure of $26,975. The current listing feed does not provide a verified property-tax figure for this residence, so property taxes are not estimated in the acquisition-cost table. Actual closing and ownership costs depend on the negotiated price, ownership structure, legal work, financing, insurance, optional assets and professional advice.

This article separates current listing facts from buyer analysis. It does not independently verify condominium financials, litigation, assessments, engineering conditions, offering-plan measurements, alteration approvals, fixtures, taxes, title, ownership structure or future views. Buyers should confirm those matters with their attorney, accountant, tax adviser, architect, engineer, inspector, lender, insurance professional and other appropriate specialists.

### Related links
- [View the current listing for 220 Central Park South #62](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10019/220-central-park-62-ny-10019)
- [Estimate NYC buyer closing costs](https://realestaterebatesnewyork.com/calculators/buyer-closing-cost-calculator)
- [Read the Q2 2026 NYC real estate market report](https://realestaterebatesnewyork.com/guides/nyc-real-estate-market-report-q2-2026)
- [Contact Régis Roumila for private buyer representation](https://realestaterebatesnewyork.com/contact)


Private Advisory • Régis Roumila

## Have Questions Before You Buy?

Whether you are just starting your search or ready to make an offer, expert guidance is paramount. Connect directly with Regis for high-level guidance, custom market reports, or to discuss representative rebate strategies.
[Schedule a Consultation](https://realestaterebatesnewyork.com/cdn-cgi/l/email-protection#731a1d151c330116121f5e1600071207165e0116111207165d101c1e)


Chat with us on WhatsApp

```json
{"@context":"https://schema.org","@type":"RealEstateAgent","@id":"https://realestaterebatesnewyork.com/#organization","name":"Real Estate Rebate Team","alternateName":"Real Estate Rebate NYC","url":"https://realestaterebatesnewyork.com","logo":"https://realestaterebatesnewyork.com/logo_black.png","image":"https://realestaterebatesnewyork.com/logo_black.png","description":"Real Estate Rebate Team is a licensed NYC residential brokerage helping buyers compare condos, co-ops, penthouses, townhouses, new developments, sponsor units, closing costs, mansion tax exposure, and potential buyer savings at closing.","email":"info@real-estate-rebate.com","telephone":"+1-315-514-0164","address":{"@type":"PostalAddress","streetAddress":"257 13th Street","addressLocality":"Brooklyn","addressRegion":"NY","postalCode":"11215","addressCountry":"US"},"geo":{"@type":"GeoCoordinates","latitude":40.6643,"longitude":-73.9904},"priceRange":"$$$","areaServed":{"@type":"City","name":"New York","@id":"https://en.wikipedia.org/wiki/New_York_City"},"sameAs":["https://www.facebook.com/profile.php?id=61550227271910","https://www.instagram.com/real_estate_rebate_team2023/","https://www.linkedin.com/in/real-estate-rebate-team-a8201526b/","https://x.com/Realrebate10011","https://www.tiktok.com/@realestaterebateteam"]}
{"@context":"https://schema.org","@graph":[{"@type":["Article","BlogPosting"],"@id":"https://realestaterebatesnewyork.com/guides/220-central-park-south-residence-62-buyer-analysis#article","headline":"Inside 220 Central Park South #62: What $79.9 Million Buys on Billionaires’ Row","isPartOf":{"@id":"https://realestaterebatesnewyork.com/guides/220-central-park-south-residence-62-buyer-analysis"},"mainEntityOfPage":{"@id":"https://realestaterebatesnewyork.com/guides/220-central-park-south-residence-62-buyer-analysis"},"author":{"@id":"https://realestaterebatesnewyork.com/#regis-roumila"},"publisher":{"@id":"https://realestaterebatesnewyork.com/#organization"},"inLanguage":"en-US","description":"Inside 220 Central Park South #62, a $79.9M full-floor residence with 125 feet of park frontage. Analyze price, design, carrying costs and buyer strategy.","datePublished":"2026-08-03T12:00:00-04:00","dateModified":"2026-08-03T12:00:00-04:00","articleSection":"Buyer Advisory","image":[{"@id":"https://realestaterebatesnewyork.com/guides/220-central-park-south-residence-62-buyer-analysis#primaryimage"},{"@id":"https://realestaterebatesnewyork.com/guides/220-central-park-south-residence-62-buyer-analysis#primaryimage-16x9"},{"@id":"https://realestaterebatesnewyork.com/guides/220-central-park-south-residence-62-buyer-analysis#primaryimage-4x3"}],"thumbnailUrl":"https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/cbb4e621-03f3-4569-b461-9c90f05b7310.jpg","keywords":["Buyer Advisory","Luxury Listings"]},{"@type":"WebPage","@id":"https://realestaterebatesnewyork.com/guides/220-central-park-south-residence-62-buyer-analysis","url":"https://realestaterebatesnewyork.com/guides/220-central-park-south-residence-62-buyer-analysis","name":"Inside 220 Central Park South #62: What $79.9 Million Buys on Billionaires’ Row","isPartOf":{"@id":"https://realestaterebatesnewyork.com/#website"},"breadcrumb":{"@id":"https://realestaterebatesnewyork.com/guides/220-central-park-south-residence-62-buyer-analysis#breadcrumb"},"inLanguage":"en-US","description":"Inside 220 Central Park South #62, a $79.9M full-floor residence with 125 feet of park frontage. Analyze price, design, carrying costs and buyer strategy.","datePublished":"2026-08-03T12:00:00-04:00","dateModified":"2026-08-03T12:00:00-04:00","primaryImageOfPage":{"@id":"https://realestaterebatesnewyork.com/guides/220-central-park-south-residence-62-buyer-analysis#primaryimage"},"image":{"@id":"https://realestaterebatesnewyork.com/guides/220-central-park-south-residence-62-buyer-analysis#primaryimage"}},{"@type":"ImageObject","@id":"https://realestaterebatesnewyork.com/guides/220-central-park-south-residence-62-buyer-analysis#primaryimage","url":"https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/cbb4e621-03f3-4569-b461-9c90f05b7310.jpg","contentUrl":"https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/cbb4e621-03f3-4569-b461-9c90f05b7310.jpg","inLanguage":"en-US","width":1500,"height":1000,"caption":"Residence 62 at 220 Central Park South. Listing image courtesy of Corcoran through REBNY RLS."},{"@type":"ImageObject","@id":"https://realestaterebatesnewyork.com/guides/220-central-park-south-residence-62-buyer-analysis#primaryimage-16x9","url":"https://realestaterebatesnewyork.com/api/directus-proxy/assets/cbb4e621-03f3-4569-b461-9c90f05b7310?width=1500\u0026height=843\u0026fit=cover","contentUrl":"https://realestaterebatesnewyork.com/api/directus-proxy/assets/cbb4e621-03f3-4569-b461-9c90f05b7310?width=1500\u0026height=843\u0026fit=cover","width":1500,"height":843,"inLanguage":"en-US","caption":"Residence 62 at 220 Central Park South. Listing image courtesy of Corcoran through REBNY RLS."},{"@type":"ImageObject","@id":"https://realestaterebatesnewyork.com/guides/220-central-park-south-residence-62-buyer-analysis#primaryimage-4x3","url":"https://realestaterebatesnewyork.com/api/directus-proxy/assets/cbb4e621-03f3-4569-b461-9c90f05b7310?width=1333\u0026height=1000\u0026fit=cover","contentUrl":"https://realestaterebatesnewyork.com/api/directus-proxy/assets/cbb4e621-03f3-4569-b461-9c90f05b7310?width=1333\u0026height=1000\u0026fit=cover","width":1333,"height":1000,"inLanguage":"en-US","caption":"Residence 62 at 220 Central Park South. Listing image courtesy of Corcoran through REBNY RLS."},{"@type":"BreadcrumbList","@id":"https://realestaterebatesnewyork.com/guides/220-central-park-south-residence-62-buyer-analysis#breadcrumb","itemListElement":[{"@type":"ListItem","position":1,"name":"Home","item":"https://realestaterebatesnewyork.com/"},{"@type":"ListItem","position":2,"name":"Insights \u0026 Guides","item":"https://realestaterebatesnewyork.com/guides"},{"@type":"ListItem","position":3,"name":"Inside 220 Central Park South #62: What $79.9 Million Buys on Billionaires’ Row","item":"https://realestaterebatesnewyork.com/guides/220-central-park-south-residence-62-buyer-analysis"}]},{"@type":"WebSite","@id":"https://realestaterebatesnewyork.com/#website","url":"https://realestaterebatesnewyork.com/","name":"Real Estate Rebate Team","description":"Real Estate Rebate Team is a licensed NYC residential brokerage helping buyers compare condos, co-ops, penthouses, townhouses, new developments, sponsor units, closing costs, mansion tax exposure, and potential buyer savings at closing.","publisher":{"@id":"https://realestaterebatesnewyork.com/#organization"},"inLanguage":"en-US"},{"@type":"Organization","@id":"https://realestaterebatesnewyork.com/#organization","name":"Real Estate Rebate Team","alternateName":"Real Estate Rebate NYC","url":"https://realestaterebatesnewyork.com","description":"Real Estate Rebate Team is a licensed NYC residential brokerage helping buyers compare condos, co-ops, penthouses, townhouses, new developments, sponsor units, closing costs, mansion tax exposure, and potential buyer savings at closing.","logo":{"@type":"ImageObject","@id":"https://realestaterebatesnewyork.com/#logo","url":"https://realestaterebatesnewyork.com/logo_black.png","contentUrl":"https://realestaterebatesnewyork.com/logo_black.png","caption":"Real Estate Rebate Team","inLanguage":"en-US"},"image":{"@id":"https://realestaterebatesnewyork.com/#logo"},"sameAs":["https://www.facebook.com/profile.php?id=61550227271910","https://www.instagram.com/real_estate_rebate_team2023/","https://www.linkedin.com/in/real-estate-rebate-team-a8201526b/","https://x.com/Realrebate10011","https://www.tiktok.com/@realestaterebateteam"]},{"@type":"Person","@id":"https://realestaterebatesnewyork.com/#regis-roumila","name":"Régis Roumila","url":"https://realestaterebatesnewyork.com/regis-roumila","jobTitle":"Licensed Real Estate Broker","worksFor":{"@id":"https://realestaterebatesnewyork.com/#organization"}}]}
```