200 West End Avenue

I haven't gone into their management office or the building - but we live across the street and there are a lot more lights on in the building and I think I saw someone unpacking their bags the other day.

Nice location - expensive building.

LostinNY -- do you have kids? It's right next to an elementary school that many people like. I too see more lights on btw. You can check out the sales right here on street easy if you have insider access. If you don't have kids, you can get a cheaper place going south of 64th, which is zoned for lower rated schools.

LPl -- I have one kid. The school is attractive to us. What development do you have in mind south of 64th. We also looked at Rushmore. The apartment prices in the two buildings were comparable. We looked at 10 West End Avenue as well. Did not like the location or the layout of the apartents (just a personal issue).

LostinNY -- There wasn't a specific development I had in mind. We also have a child and I keep coming across less expensive listings in midtown west, ala Hell's kitchen (or even 57th st)-- I like the neighborhood, and it's close to midtown, but the schools are not good and there's a lack of green space for kids. 200 WEA is a very nice looking building (haven't been inside though), great location, and good school district. It's just hard for me to get over the price. But if it works for you financially it's worth the investment.

Any opinions on this building? We are considering buying in this and any insight would be useful. The 2 bedrooms are priced at 1400/sqft (though they are large - ~1450 sqft.). How far do you think they will fall?

the sponsor will hold out as long as they can - esp if they've broken even on development and acquisition costs. sounds like you like the bldg/neighborhood so get the plan for a couple of hundred bucks and review the financials. then maybe put in a lowball bid, but i doubt you'll succeed. my observations with other new construction devs is the sponsor would rather rent out a unit than lock in a "loss." the biggest discounts i've seen are $100k. it's difficult for sponsors as they have to amend the entire plan if they make price concessions.

Don't do it! I live very, very close to this building and have toured the suites. Are you buying for the school? If so, prices are falling rapidly and at some point 200WE will have to succumb.

The school is an attraction, but not the only reason. We live in the neighborhood currently, and there was talk of Avery, 120 Riverside, Rushmore all being zoned out of PS199 (not sure if that passed). The biggest reason, believe it or not, is financial. The way finances are working out for me on this one is that the market value can fall 20-25% and I still come out even financially. Only catch is I can't (won't) sell in the next 5 years - my job is a guaranteed one (tenured faculty). However if the value falls 40-50% from current levels then we become underwater.

I don't know if Rushmore was ever in the zone, but 100 & 120 have been rezoned (yes, it passed, I was there). Ah, is your job guaranteeing the mortgage (I'm assuming Columbia, so your kids are in at the School)? Honestly, I don't think there is a rush to buy. I believe the same unit is renting for 7kish. I don't see how a 1400sqft condo is worth 2m in this market when larger co-ops (IMO more charm) are not getting bids at 1.6ish (see 320WE & 322 West 72).

Go ahead and bid -20%. If they counter or seem interested, then I would wait it out.

Let me put it this way: we can get the apartment at -20% the list price. The difference is being made up by Columbia in the form of a forgivable loan as a golden handcuff.

10023UWS you sound like a strong buyer, and you've identified a generous 2 bedroom in a condo building in a good school district. Seems like you should negotiate a bit.. price, closing costs, transfer taxes, allowance for window treatments, whatever...

10023UWS, why not use the 20% from Columbia to buy a prewar coop on west end? You can likely get a much better deal and individual sellers are far more likely to negotiate to reflect the market?

I'm not sure why you wouldn't be as aggressive as possible even though Columbia protects you against a 20% loss. If you can get an apartment for the least amount possible, then isn't your downside limited even more?

Unless you are absolutely sure you are having one child or you are very comfortable having two children share a bedroom, I would try to get a three bedroom.

The deal is specific to this building, and there is no room for negotiation here. Columbia owns the apartments that they are offerring to resell.

The most recent sales at 200 WEA do show some price erosion. For example, 19-25A are identical apartments, with stated square footage of 1,486. Here's the trend:
Recorded Sales
12/01/2008 #20A $2,155,000
10/27/2008 #19A $2,240,000
09/11/2008 #18A $2,380,000 (Same apartment plus a 200 sq.ft. terrace)
06/03/2008 #23A $2,425,000
05/23/2008 #25A $2,475,000
05/16/2008 #22A $2,425,000

The asking prices on #19A and #20A were clearly in the $2.3-2.4MM range. A reduction of $200K or so on #20A isn't really a big deal, but it's enough to show negotiability.

The other recent sale was #16E on 12/1, for $1.745MM. It's identical to #17E, which Clarett originally offered for $2.2MM last year. I don't know what the ask for those apartments might be now.

Interesting. 19A buyers must be pissed. Despite the school zoning, I feel that this is a very over-priced development. I'd be interested if prices came down 30%.

I think this building suffers somewhat (but not as extensively) from the problems plaguing riverside blvd developments. It's just a bit too far west and south from subway and groceries, and WEA around 69th/70th just isn't as physically attractive as a few blocks further north.

Maybe 20A is the apartment 10023UWS purchased...

Nope, haven't pulled the trigger yet (although there are a couple of A line apartments that are options).

Like most recent luxury buidings this building has some issues that you should be aware of. First the washer/dryer system provided is useless. You need to use the card operated washer/dryers in the basement to get anything clean and dry. There are very few of these installed (only 4?). This makes it hard to do a large load (lots of waiting). Second residents have complained about various noises in the building. No one really knows the source of the noise (wind, fan, pipes, etc). Third the heating uses heat pumps so you end up paying huge electric bills (on top of a large maint.). Look carefully and talk to residents before pulling the trigger. As I mentioned before I have heard similar issues at 10 west end avenue as well.

this is history in the making here! never has new construction prices been reduced! Now the builders/developers are getting realtors involved and reducing prices! Does anyone have a crystal ball here, is the NYC real estate market going to fall further? What kind of deal can you offer these developers that still have units available? i am interested in several of the upper west side such as Rushmore, Avery, Azure, 10 West End 200 West End, any advice opinions?

stop your stupid postings.

Now that the garage has opened, turns out it was an unfortunate design decision to put the garage entrance so close to the front doors. The garage signage is pretty garish and dominates the building's entrance.

Can someone who lives in the building express an opinion on the post by LostinNY re noise in the building and lack of quality washer/dryers in the units.
Also, does anyone know how many units are still unsold . I am looking both at this building and at the Avery but tend to prefer this one for the location, closer to the subway and Broadway stores.
Thanks

we just looked at 200 WEA today and really liked the building, but reading the concerns LOSTinNY had are making me super nervous. I would also appreciate any feedback by residents on this topic....

200 wea is a very nice building with great amenities. picture those common areas in your mind 3-5 yrs from now and estimate how much to refurb/redo. see how much money is being reserved each year for this re-do. if this answer is less than 100K per year (and I suspect it may be zero) take this as a warning. if i'm wrong, i stand corrected.

it's a great building with great amenities. i have not had any problems with the washer/dryer in the apartment or in the basement (always available when i go down there). the washer/dryer unit in the apartment is small, but what do you expect in nyc? there is a noise that runs through the building. it sounds like a wind tunnel.

Thanks 75016. How often do you hear the noise? does it keep you awake?

the noise is always present - it comes from the hallway. but it doesn't bother me. it's kind of like white noise. if you check out an apartment listen for it when the front door is closed.

FWIW, I've heard the same sound at a couple of the Lincoln Tower & neighboring buildings. You hear it by the front door.

Have been in the building a little over a year and have had no issues with the noise that the others have talked about. In fact, I rarely hear any noise at all which is a drastic difference from my previous apartment. I'm in the J line at the end of the hall so maybe the noise is near the stairwells or the elevator shafts. The building has been a pleasure otherwise and as washer/dryer size works well for just two people.

To current residents--

Can anyone provide recommendations on shower door retailers? Which shower doors have best complemented the bathroom for the tub, not the free-standing shower?

Thanks

I like this door (have it in the kids' bath) - http://intergrity-kitchen-bath.amazonwebstore.com/LineaAqua-Zambi-50-x-55-Bath/M/B001F1LN4K.htm?traffic_src=froogle&utm_medium=organic&utm_source=froogle. It's good bcs you can still use the tub for kids, don't have to bend over shower door rail. They are common in Europe.

How do people like living in 200 WEA? Is it well run, clean, any praise..complaints?

Thank you. I am planning on wall-mounting my flat-screen TV, and would like it professionally installed. Any recommendations on which company/contractor? I would prefer all the wires to run through the wall as well.

There are many companies that do this - Legacy (based somewhere in NJ) did this for me.

FYI to new potential buyers - the sponsors of this building are crooks. We have been cheated out of so much money and treated so unfairly. The sales office was unhelpful and unsympathetic as well.

FYI to new potential buyers - the sponsors of this building are crooks

Explain?

any update to comments? Is it a good building to consider? Any input from people who live there...prices holding....dropping?