In Manhattan, park-facing real estate is as good as gold and the developers of 99 Morningside, Azimuth Development Group, knew to configure the maximum number of units with Morningside Park exposures. Sales have officially launched on the years-in-the-making development, giving quality-vigilant buyers their first gander at its 23 one- to four-bedroom Harlem homes.
Priced from $780K, four of the seven marketed layouts come with sizeable private outdoor spaces, a feature now paramount to buyers who foresee themselves spending more time at home. According to Robin Schneiderman, managing director of sales at Brown Harris Stevens Development Marketing, "We’ve seen that about 50 percent of all signed contracts since March on the Upper West Side and West Harlem have had some form of outdoor space." With its parkside locale and cascade of terraced residences, 99 Morningside appears well-positioned to take advantage of an uncertain market at an approachable price per square foot: a blended average of $1,336 per square foot.
Priced from $780K, four of the seven marketed layouts come with sizeable private outdoor spaces, a feature now paramount to buyers who foresee themselves spending more time at home. According to Robin Schneiderman, managing director of sales at Brown Harris Stevens Development Marketing, "We’ve seen that about 50 percent of all signed contracts since March on the Upper West Side and West Harlem have had some form of outdoor space." With its parkside locale and cascade of terraced residences, 99 Morningside appears well-positioned to take advantage of an uncertain market at an approachable price per square foot: a blended average of $1,336 per square foot.
Renderings credit of Nova Concepts
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“We’ve seen that about 50 percent of all signed contracts since March on the Upper West Side and West Harlem have had some form of outdoor space.” - Robin Schneiderman
In an effort to bring downtown quality uptown, all homes feature central air and top-of-the-line appliances that include an in-unit washer/dryer. Complementing verdant views seen through a panorama of floor-to-ceiling windows, homes infuse a natural palette of oak flooring with a graphite finish and kitchens with Italian oak cabinetry and quartz/quartzite countertop and backsplash. Completing the kitchen is a full Bosch appliance package that features a custom-paneled refrigerator, freezer, and dishwasher, as well as a gas range and microwave, completes the kitchen. The penthouse kitchen is further upgraded and features a full appliance package by Miele with a 46-bottle under-counter wine refrigerator
Bedrooms are generally situated away from the public streets and overlook the block's private courtyards. Master bedrooms have en-suite baths with white Carrara marble floors and walls accented with chic black glass tiling.
Aside from leafy views, 99 Morningside presents tangible value in the form of low carrying costs thanks to a 15-year 421-A tax abatement and reasonable common charges as low as $511 per month. These fees finance the upkeep of a full amenity package that includes a shared roof deck, fitness center, attended lobby, bike room, and a children's playroom.
“99 Morningside is a striking building that delivers what buyers are looking for today,” said Stephen Kliegerman, president of Brown Harris Stevens Development Marketing. “Hands down, buyers are looking for outdoor space and value, and 99 Morningside has the park as its backyard while also offering private outdoor space overlooking the park in many of its homes. The boutique building size, construction progress nearing completion, and one of the last remaining 421a tax abatements are icing on the cake.”
Fitness Center
The 12-story venture rises from one of the last available development sites on Morningside Park and usurps three low-rise pre-war structures. Two of them were acquired from The New St. Luke Baptist Church, which will return to a ground-floor space in the project. As we've previously mentioned, Harlem's abundance of houses of worship, have become opportune sites for new residential buildings due to waning congregation memberships and rising maintenance costs. Sadly, we expect the trend to continue with the fallout of the pandemic as we've seen many houses of worship listed for sale as of late.
The 36,000 square foot building was designed by the prolific Aufgang Architects and is distinguished by a staggered profile and array of vertical concrete fins inspired by the park. "The units have been designed with a unique window parti that evokes the sensation of viewing Morningside Park across the street through a forest of trees," explain the architects. One quirk in the design is its U-shaped layout thanks to a hold-out brownstone on West 123rd Street. Besides the value of preserving an ornate century-old house, a silver lining for 99 Morningside may be that it has resulted in few apartments per floor and unique layouts with multiple exposures.
99 Morningside is well situated on a rather quiet corner of Morningside Avenue and West 123rd Street. Residents will benefit from easy commutes via A, C, D, B subway lines accessed a short walk northeast at 125th Street. The West Side Highway is also easily accessible via 125th Street. The building is within a 10-minute walk to Columbia University's main campus, as well as other prestigious institutions such as the Manhattan School of Music, the Union Theological Seminary, and the Jewish Theological Seminary. Dozens of new and established restaurants are nearby, notably two blocks east along Frederick Douglass Boulevard.
Other new condo developments planting roots in the convenient vicinity include Eleven Hancock, a 71-unit condo selling studio to three-bedrooms from $598K; and 300 West, a 170-unit condo selling one- to three-bedrooms from $525K. Neither of those buildings benefits from being parkside, however. The nearest comparison is the 2012-built condo 88 Morningside where one- and two-bedrooms are priced from $675K. With the introduction of several full-service condo buildings, sales prices in Harlem have steadily increased over the last decade and recently eclipsed an overall average of $1,000 per square foot. Find all Harlem sales listings here and reach out to us for further details and insight.
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