170 E 87th St

The Gotham

When Cindy Bernat relocated from Texas in 1997 and purchased a one-bedroom condo, sight unseen, at The Gotham, she had no idea what a gem she had stumbled upon. The building was east of Third Avenue, a tick for property value, and the level of amenities were rare at that time for the market — and frankly, they still are. “About 15 years ago, I bought the apartment next door, which I’d been trying to buy for many years.” Bernat recounts. “I combined them into a three-bedroom.” With 27 years of residency to her name, Bernat jokes that she’s become the unofficial “mayor of the building.” And if her tenure alone doesn’t qualify her for the “role,” then perhaps her real estate track record is more convincing: Bernat, an associate broker with Corcoran, has sold roughly 100 units and every type of floor plan in The Gotham. Designed by Frank Williams & Partners Architects, the 28-story condominium was completed in 1991, with sales beginning in 1993. At the time, there were 220 units, the largest of which were two-bedrooms. Since then, Bernat has been just one of many owners who has combined units to create a larger residence. Even in their original form, the condos are spacious. A 1993 New York Times article characterized The Gotham as “catering to families,” and the assessment remains true. “The building is very child-friendly,” Bernat says. “There are always children running down the halls. It’s a happy, friendly building. Plus, the staff has been here for a very long time.” The amenities at The Gotham are so comprehensive and well cared for that the whole building operates something like a social club for families. “Really, people who have little children don’t ever need to leave the building,” Bernat says. “They can have playdates here, even on rainy or snowy days, by hanging out in the playroom, the jungle gym outside or the pool, where kids can even take swimming lessons. And the pool is open from 6 o’clock in the morning to 10 o’clock at night. That’s a big deal.” Both the children’s playroom and pool area were renovated over the last three years, designed by the Hamptons-based firm Naiztat + Ham Architects. (It’s worth noting that the monthly assessments for those improvements have been paid for.) The 82-foot pool (the most beloved amenity according to Bernat), was converted from chlorine to saltwater, and two welcomed features were added: a sauna and a cabana-inspired lounge for poolside hangs. Meanwhile, Bernat describes the playroom, with its whimsical lighting, colorful kiddie furniture and birch tree wallpaper, as “one of the cutest ones she’s seen” — a testament coming from someone with 44 years in real estate. The residents’ lounge was recently updated, as well. “There are about five different areas where you can perch, including a lovely sofa with a big TV,” Bernat says. “You can rent the whole space out for a fee. There’s a stocked serving area where you could do cocktails or hors d'oeuvres, then a full kitchen where a caterer could be cooking or doing prep work.” Various living spaces (one with a plush daybed, another with a mini seating area, both mid-century inspired) are carved out of the otherwise airy space, all the surfaces wrapped in a warm wood to provide a small sense of intimacy. Sliding glass doors open to a landscaped terrace, which (fun fact) is also the roof of the AMC theater on Third Avenue — hence the subtle yet tempting scent of popcorn wafting to the deck, according to Bernat. Though it didn’t get a major facelift, the gym received new equipment in early 2024 and offers two free fitness classes per week, one for yoga and another for Pilates. Lastly, each floor has a laundry room, and the well-appointed lobby is attended by a 24-hour-doorperson and concierge. The one thought that crosses most buyers’ minds — “Why is the owner selling?” — is less of a worry at The Gotham. “There’s really not a lot of turnover from the building,” Bernat says. “Instead, people tend to move from a smaller apartment into a larger one. They’re always waiting for a three-bedroom to become available.” The amenities are desirable, yes, but the units have stood the test of time, too. Owners love the generous floor plans, which often include a separate, windowed dining area — a rarity in the city. And the ceilings, though just over eight feet tall, look deceptively high: an “optical illusion” that Bernat attributes to the fact that all windows and door frames were built to the ceiling, creating grand openings throughout the space. Floor plans vary greatly, especially since some owners have combined units, but one model is especially desirable: the east-facing one-bedroom duplex along Third Avenue. “They’re really kind of sexy,” Bernat says of the bachelor pad-like lofts. “Upstairs is the bedroom and full bath. Downstairs is the half-bath and living room with 16- or 17-foot-high ceilings. Then there’s the outdoor terrace space.” Units with terraces begin on the 15th floor, thanks to a series of setbacks near the building’s crown, but many of the lower units have smaller balconies. In recent years, studios and one-bedrooms have sold for between $795,000 and $885,000, while two-bedrooms typically cost between $1.5 million and $2.5 million. Larger units have a broader range, from $2.5 million to $6 million. Rounding the corner of the lobby and heading several paces east toward Third Avenue, residents come across three in-building retailers: a Starbucks, a candy store and an AMC theater. Other nearby businesses fronting Third Avenue include Whole Foods Market, Barnes & Noble and Ulta Beauty. While the stretch is a hot spot for chains, there are some highly rated local eateries, as well, including Yasouvlaki for Greek fare or Giacomo's Pizza and Restaurant for a fresh slice or whole pie. Of course, the renowned cultural institutions of Museum Mile, including the Solomon R. Guggenheim Museum, are just four avenues away, as is Central Park. One avenue closer, Madison Avenue is lined with high-end designer boutiques. “One of the things that I love about the building is its location,” Bernat says. “There are two subways within a block of the building, plus a crosstown bus.” To the east, there are the local and express 4, 5 and 6 trains, while one block west, residents can catch the N, Q or R trains. Residents with vehicles may consider parking at the two garages on the same East 87th Street block as The Gotham.