![\"Everything](\"https:\/\/thumbs.6sqft.com\/wp-content\/uploads\/2025\/04\/02121401\/12-west-72nd-street-1.jpg?w=1560&format=webp\" "\\"Everything")
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Today\u2019s real estate headlines are typically dominated by new renderings of geometric glass towers designed by big-name architects and the latest record-setting penthouse sales. But not all New Yorkers are in search of floor-to-ceiling windows and rooftop pools. Some prefer ceiling medallions, cozy fireplaces, and creaky floorboards. And these nostalgia seekers are a bigger part of the real estate market than you might imagine.<\/p>\n
\u201cPre-war apartments continue to attract a very specific type of buyer in New York City, someone who values history, craftsmanship, and architectural charm over the sleek amenities of new developments,\u201d says Ben Jacobs<\/a>, a luxury real estate broker at Douglas Elliman. <\/p>\n \u201cMany of our clients love pre-war homes for their high ceilings, thick walls, original moldings, and that undeniable sense of character that simply can\u2019t be replicated in modern construction. They often say it just \u2018feels like New York.’\u201d<\/p>\n The pros and cons of pre-war living<\/p>\n First, let\u2019s define a pre-war apartment. According to CityRealty<\/a>, these are buildings constructed during the \u201c60-year period stretching from the 1880s to the mid-1940s.\u201d Given this timeframe, there are some definite pros and cons of calling a pre-war home.<\/p>\n Of course, one of the biggest draws is the historic charm.<\/p>\n \u201cThere is a graciousness to the architecture and the layouts, as so many of the apartments boast high ceilings, grand room scale, and details like crown moldings, beams, and elegant hardwood floors,\u201d shares Steven Gottlieb<\/a>, an agent at Coldwell Banker Warburg.<\/p>\n Ellen Sykes<\/a>, also an agent at Coldwell Banker Warburg, discusses some practical features, such as thicker walls (better for soundproofing and insulation), built-ins, and traditional layouts, including formal dining rooms.<\/p>\n That said, if a buyer is hoping for an open floor plan, a pre-war apartment is probably not an option without a renovation, which brings us to the most-cited con.<\/p>\n \u201cA lot of pre-war buildings haven\u2019t been kept up to date with plumbing, electrical, and overall infrastructure,\u201d points out Gina Conzo<\/a>, another agent at Coldwell Banker Warburg. \u201cIf the building is landmarked, then completing renovations can be difficult and even sometimes limited.\u201d<\/p>\n Kirsten Jordan<\/a>, licensed associate real estate broker at Corcoran, echoes this sentiment: \u201cOlder infrastructure means running into surprises behind the walls, so budgeting for a pre-war project often means planning for the unexpected. Repairs and updates are typically more expensive, and you might confront quirky practicalities. Things like smaller bathrooms, restrictions on installing a washer\/dryer, or updating plumbing due to building rules or design.\u201d<\/p>\n The condo vs. co-op debate<\/p>\n Not only are new developments and pre-war buildings different aesthetically, but they also present competing ownership opportunities.<\/p>\n \u201cSince most pre-war apartments are in co-ops, this is really a co-op vs condo question,\u201d states Clif Thorn<\/a>, licensed associate real estate broker at Douglas Elliman.<\/p>\n \u201cFrom an investment standpoint, some buyers believe a co-op is more financially stable overall,\u201d he continues. \u201cFor example, during the 2008 financial crisis, more condos suffered financial hardships than co-ops. However, some buyers find co-ops to be too restrictive and prefer to have more direct control over their assets.\u201d<\/p>\n Still, other buyers don\u2019t want to divulge all their financial details and personal information to a co-op board. And \u201cthe barrier of entry to get into some of these co-ops is very high with lending and\/or building restrictions,\u201d notes Conzo.<\/p>\n Another consideration is that most co-ops do not allow subletting (buying and then renting out) as condos do, which limits the investment opportunity for some buyers, points out Jane Katz<\/a>, an agent at Coldwell Banker Warburg.<\/p>\n However, Thorn does say that, \u201cas time goes on, shareholders in co-ops are having to loosen the reins a bit on their restrictive policies in order to compete and maintain their values.\u201d<\/p>\n The grand dames of pre-war living<\/p>\n It\u2019s important to keep in mind that not all pre-war buildings are untouched. Many developers are renovating these properties with the knowledge that buyers want a turn-key home that retains its historic character.<\/p>\n \u201cI\u2019ve seen properties like 580 Park Avenue<\/strong><\/a>, a classic pre-war that underwent a spectacular gut renovation, sell quickly and command strong prices,\u201d shares Jordan. \u201cThoughtful upgrades in these buildings can really unlock value, because you\u2019re blending architectural legacy with modern comfort. There\u2019s a real market for buyers who crave that blend of history and quality.\u201d<\/p>\n In general, Jordan is partial to the grand co-ops of Park Avenue on the Upper East Side. In addition to 580 Park, she calls out 4 East 70th Street<\/strong><\/a> and 740 Park Avenue<\/strong><\/a>.<\/p>\n \u201cBeautifully maintained, each offers its own version of elegance and history,\u201d she says. \u201cStepping into these lobbies, you immediately feel how meticulously they\u2019ve been preserved.\u201d<\/p>\n Thorn shares that he\u2019s a big fan of the grand apartment buildings designed by architect Emery Roth<\/a>, which are scattered throughout the Upper West Side, Upper East Side, and Greenwich Village.<\/p>\n \u201cHe is known for bold architectural features, mostly in the Art Deco style,\u201d he says. \u201cI showed an apartment in The Eldorado<\/a> recently, and my buyer turned to me and said, \u2018Walking through this lobby every day will make me smile.\u2019 We wrote an offer that afternoon.\u201d<\/p>\n Some of Roth\u2019s other famous projects include The Ardsley<\/strong><\/a>, The San Remo<\/strong><\/a>, The Shenandoah<\/strong><\/a>, The Beresford<\/strong><\/a>, and The Normandy<\/strong><\/a>.<\/p>\n Additional heavy hitters include The Apthorp<\/strong><\/a>, The Belnord<\/strong><\/a> (which stands in as \u201cThe Arconia\u201d on Hulu\u2019s \u201cOnly Murders in the Building\u201d), and The Majestic<\/strong><\/a>.<\/p>\n![\"\"](\"https:\/\/thumbs.6sqft.com\/wp-content\/uploads\/2022\/08\/18050626\/09_740ParkAve_56_Library_HiRes.jpg?w=1560&format=webp\")
The pre-war co-op at 740 Park Avenue was designed in the 1920s by Rosario Candela. This mansion-sized duplex<\/a> at the building sold for $17 million in 2023. Photo courtesy of The Corcoran Group.<\/p>\n![\"\"](\"https:\/\/thumbs.6sqft.com\/wp-content\/uploads\/2024\/07\/04150705\/400-East-59th-Street-LR3-1040x692.jpg?w=1560&format=webp\")
On the market last year for $1.2 million, this two-bedroom apartment at 400 East 59th Street<\/a> had lots of pre-war charm, from its herringbone-patterned floors to the original casement windows. Photo credit: Carli Biryla for The Corcoran Group<\/p>\n![\"\"](\"https:\/\/thumbs.6sqft.com\/wp-content\/uploads\/2022\/09\/06101003\/86-prospect-park-west-1.jpg?w=1560&format=webp\")
Brooklyn\u2019s \u201cGold Coast\u201d in Park Slope is full of pre-war gems. This Prospect Park-facing co-op sold for $1.95 million<\/a> in 2022. Photo courtesy of Brown Harris Stevens.<\/p>\n![\"\"](\"https:\/\/thumbs.6sqft.com\/wp-content\/uploads\/2025\/08\/11115204\/The-Apthorp-1040x743.jpg?w=1560&format=webp\")
The historic Apthorp on the Upper West Side was converted to condos in 2010. Photo by Jim.henderson<\/a> on Wikimedia Commons<\/a><\/p>\n![\"\"](\"https:\/\/thumbs.6sqft.com\/wp-content\/uploads\/2025\/08\/11115803\/the-beresford-1040x780.jpg?w=1560&format=webp\")
The Beresford at 211 Central Park West. Photo by David Shankbone<\/a> on Wikimedia<\/a><\/p>\n