strange choice to deny this private roof direct access, making is less accessible, therefore less valuable
About
bienvenue la maison. in any language, the penthouse at 323 east 52nd street is a magnificent marriage of modernity and charm. there is nothing else quite like it on the market. you'll find yourself on a beautiful tree-lined street in midtown east, but all the details, large and small, transform you to another place and time. there is an old-world grandeur that is impossible to escape. this chic boutique condo only has 4 residences, giving it a very private feel. while this is a new development, it's neither sterile nor cold like so many of the projects that dot the cityscape. instead, the penthouse radiates elegance and sophistication. what makes it so special? maybe it's the french-engineered oak flooring, the custom florense brazilian kitchen, the multiple outdoor spaces, the oversized windows, or the chic eco-friendly fireplace. or maybe it's the more naturalistic elements like the bright and airy feel to each well-proportioned room. the home is brilliantly configured on three levels, which separates out the public spaces from the private ones. three bedrooms are positioned on the 5th floor, well removed from the living and entertaining spaces above. reachable from either the keyed elevator or internal staircase, these bedrooms are laid out to maximize efficiency and privacy. the 2nd and 3rd bedrooms both face south and have ample closet space. the northern portion of this floor contains the stunning primary suite, which features a luxurious en-suite bathroom, two walk-in closets, and a private outdoor space. the 6th floor is a perfectly executed tour de force of modern living. there is a seamless flow between the living room, open kitchen, dining area, and powder room, which are all on the south side of this floor. the north side has a den that can be used as a 4th bedroom, which includes an outdoor space, an en-suite bath, a fireplace, and a good-sized closet. atop the apartment awaits its piece de resistance - a tranquil oasis with almost 1,000 square feet of sumptuous outdoor space, complete with an outdoor kitchen, grill, and pre-wired for a potential hot tub. this rare find is available to be viewed by appointment only to pre-qualified buyers. a tenant is in place until the end of october. showings by appointment only on wednesdays between 1pm-3pm with 48 hour in advance notice required.
lovely place to relax and soak up the view, without the glare of windows. at only 5 ft wide, it can handle some chairs and a bistro table, so you can play backgammon as well.
Coop|4 Beds|3 Baths|3479 int SF
Direct Living|200 ext SF
Courtesy of corcoran
Noho
445 Lafayette St #PH17/18
$29,995,000
Expert Opinion:
fantastic views, but the architecture of these terraces do not lend themselves to be "intimate" but some well planned landscaping can soften the places significantly
Condop|6 Beds|6.5 Baths|8800 int SF
Direct Living|900 ext SF
Courtesy of next stop ny
Sutton Place
419 East 57 #PHC
$2,999,900
Expert Opinion:
the size and layout of this terrace are good, but the lack of privacy has forced the use of unattractive fencing, changing those will do wonders.
Coop|2 Beds|1.5 Baths|1217 int SF
Direct Living|1833 ext SF
Courtesy of hauseit llc
Lincoln Square
200 Amsterdam Ave #PH2
$31,000,000
Expert Opinion:
long but narrow, with limited practical use
Condo|4 Beds|4.5 Baths|6325 int SF
Direct Living|651 ext SF
Courtesy of serhant
Lenox Hill
400 East 70 #3501
$3,150,000
Expert Opinion:
twelve feet of width on a second level terrace, and they've actually done something with it. that composite bench runs long enough for a proper stretch, and the young trees in those planters will fill in nicely over the next few summers. the skyline view past that glass tower gives you something to look at besides your neighbor's hvac. good privacy here, which on a rooftop in manhattan usually means the surrounding buildings haven't figured out their own outdoor spaces yet. room for a small dinner party, solo morning coffee, or just watching cranes build the next thing blocking someone else's view.
Condo|2 Beds|2.5 Baths|2200 int SF
Direct Living|350 ext SF
Courtesy of sotheby's
Lincoln Square
220 Riverside Blvd #21G
$3,150,000
Expert Opinion:
west-facing, water views, sunset doing exactly what it should. the photo tells a prettier story than the five-foot width suggests, which means someone staged it well. a direct living terrace this narrow is cocktails for two, not dinner for six. the sectional looks comfortable; just don't try walking past it.
