# 22 Riverside Drive, Manhattan

Condominium · 23 units · built c. 1931 · Block 1184, Lot 7501.

On Umarelli: https://umarelli.org/nyc/1011847501/22-riverside-drive

More construction in Upper West Side: https://umarelli.org/nyc/manhattan/upper-west-side.md

Every lot on block 1184: https://umarelli.org/nyc/manhattan/1184.md

## Building permits

- Alteration, filed Aug 20, 2025, estimated cost $1K, described as “Installation of temporary sidewalk shed as per plan. No change in use, egress, or occupancy. The sidewalk shed on riverside drive, front of the building.”
- Alteration, filed Jun 11, 2024, described as “Installation of temporary pipe scaffold as per plan. No change in use, egress or occupancy. Pipe scaffold west elevation from the 17TH and 19TH floor setback and the main roof.”
- Alteration, filed Apr 9, 2024, described as “Installation of suspended scaffold for facade work or inspection .Amend #1, change in outrigger beams and added outrigger detail”
- Alteration, filed Feb 22, 2024, described as “Installation of suspended scaffold for facade work or inspection . Amendment#1: added scaffold drops and outrigger details”
- Alteration, filed Sep 12, 2023, described as “Installation of temporary sidewalk shed as per plans. No change in use, egress or occupancy.”
- Alteration, filed Jun 16, 2023, estimated cost $324K, described as “Facade repairs including pointing, lintel rehabilitation, masonry replacement, stone patching, terra cotta unit replacement. No change in use, egress or occupancy.”
- Alteration, filed May 10, 2023, estimated cost $232K, described as “Application filed for renovation of apt. 11B - installation of interior non-load bearing partitions, two new thru-wall openings for AC Units as shown. Plumbing work to be filed as associated application in DOB NOW. No change to use, egress…”
- Alteration, filed Aug 14, 2021, estimated cost $125K, described as “New convenience stair connection apartment 13B and 14AB , construct new partitions. All as per plan.no change in use egress or occupancy .”
- Alteration, filed Aug 13, 2021, estimated cost $35K, described as “Structural work related to the installation of convenience stair connection between apartment 13B AND 14AB. Work include partial opening of the floor between the 2 unit , and stair installation. General construction was filed under Appl.…”
- Alteration, filed Sep 3, 2019, estimated cost $15K, described as “Replace ac unit and through wall condenser as per plans. No change in use, occupancy or egress.”
- Alteration, filed Apr 4, 2018, estimated cost $5K, described as “Installation of heavy duty sidewalk shed as per plans. Sidewalk shed live load 300 psf. Sidewalk shed shall comply with chapter #33 of the 2014 code no change to use, egress or occupancy under this application.”

## Property taxes

- Assessment: $5,587,463
- 2026–27 tax: $535,503
- Market value (city estimate): $12,416,573
- Taxable value: $5,114,789
- Assessed land: $985,497
- Assessed improvements: $4,601,966
- Condo units with their own tax lots: 28

## Tax breaks

- Co-op and condo abatement, with no end date, a $91,448 credit this tax year.

## Zoning

R10A: floor area ratio 12.49 built, above the 10.00 base zoning allows, which bonuses, transfers or older rules can permit.

## Recent sales

- Jul 21, 2026: $1,925,000, Apt 8B
- Sep 30, 2022: $1,578,288, Apt 11B
- Jan 24, 2022: $3,200,000, Apt 4, sold with other lots
- Jul 20, 2021: $865,000, Apt 1B
- Feb 12, 2021: $1,200,000, Apt 2A
- Dec 17, 2019: $4,000,000, Apt 14B, sold with other lots
- Mar 7, 2019: $5,345,000, Apt 12

Open-market sales since 2016, from the Department of Finance’s sales files.

## Flood zone

Current FEMA flood map: zone X, minimal flood hazard.

## Landmarks

Part of West End - Collegiate Historic District (Historic District). 8 Landmarks Preservation Commission permits are on file.

From New York City and Jersey City public records, refreshed within a day of each release. Sources: https://umarelli.org/sources. Methodology and corrections: https://umarelli.org/methodology