278 W 86th St #2AB New York City, NY 10024

Rare full-floor home with architectural pedigree. A charming pre-war residence. Homes with this level of space, character, and layout flexibility are rarely available at this price point within such a well-located historic building. Spanning approximately 925 square feet with soaring 11'6-foot ceilings, this full-floor residence offers volume, light, and historic appeal. Just one flight up, this home originally served as a parlor level in the early 1900s, designed for gracious entertaining, a quality that still defines the space today. Currently configured as an oversized one-bedroom, the home offers exceptional flexibility and can function as a junior four or has the potential to be reimagined into a two-bedroom layout. Two decorative fireplaces add to the charm. Beautiful bay windows in the bedroom bring in natural light. The expansive living area with southern exposure comfortably accommodates a six-person dining table and features custom-designed built-in shelving and a window seat with hidden storage. Thoughtfully updated, the home blends classic details with modern improvements. Recent upgrades include solid oak wood flooring with soundproofing, including an extra-large walk-in closet, and additional basement storage. The spacious, renovated kitchen with a classic Viking stove features updated cabinetry, new tiled floors, LED lighting above and below cabinets, a Bosch dishwasher, and a reverse osmosis water filtration system. The bathroom has been fully refreshed with a new toilet, sink, vanity, shower system, in-wall medicine cabinet, and upgraded designer-level finishes throughout. The building is financially strong, with low maintenance per unit and no underlying mortgage. Ideally situated near transportation, parks, and local dining, the location offers everyday convenience while maintaining a distinct residential feel. A rare offering, this full-floor home with character and scale delivers long-term upside, whether as a primary residence or pied-á-terre. The building features a part-time superintendent and welcomes pets on a case-by-case basis.