Living at 10 West End Avenue isn't exactly what most people expect when they think of "Lincoln Square." Technically, it is. But honestly? It feels like its own little island. You’re perched right there on the edge of the Hudson, staring at the West Side Highway, sandwiched between the gritty pulse of the 50s and the polished glass of Riverside South.
It’s a massive building. We’re talking 33 stories of blue glass designed by SLCE Architects and Apollo Real Estate Advisors. Completed around 2007, it was one of the first towers to really "bet" on this specific corner of Manhattan. Back then, people thought it was too far west. Now? You’ve got Waterline Square next door and the whole neighborhood has caught up to the vision.
What 10 West End Avenue is Actually Like Inside
The first thing you notice when you walk in is the scale. The lobby isn't just a room; it’s a statement with 11-foot ceilings and a bunch of Hicks-designed interiors. It feels expensive, but not "stiff" like some of the older Upper West Side co-ops.
If you’re looking at floor plans here, you’ll notice the windows. They are floor-to-ceiling. Almost every unit. Because the building is situated the way it is, the light is aggressive—in a good way. You get these orange sunsets over the river that make the high common charges feel a bit more digestible.
The layouts are pretty standard for the mid-2000s boom. You’ve got the 10-foot ceilings, which is a huge deal in New York. Anything less feels like a cage once you’ve lived with ten feet of vertical space. The kitchens usually feature Sub-Zero refrigerators and Viking ranges. It’s the "billionaire's row" starter pack, basically. Granite countertops are everywhere here. Some people find them dated now, preferring the white marble look of 2026, but the durability of that black granite is hard to argue with.
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The Pool and the Perks
Let's talk about the pool. It’s 50 feet long. It’s shielded by glass. Most NYC "pools" are basically oversized bathtubs where you can’t actually swim laps without hitting a wall every three seconds. This one is legit.
The gym was designed by Ari Weller. It’s got a dedicated yoga room. But the real kicker for parents is the children’s playroom which was actually designed in partnership with the Children's Museum of Manhattan. It’s not just a room with two broken Legos and a sticky floor. It’s a thought-out space.
There’s also:
- A cold storage room (essential for the amount of FreshDirect this building sees).
- Bike storage.
- An on-site parking garage (a rarity this far uptown).
- 24-hour doorman and concierge who actually know your name.
The Location "Problem"
Some people hate the walk. 10 West End Avenue is on the corner of 59th and 60th. You are a solid walk from the Columbus Circle subway hub. If it’s raining, you’re going to feel those three long avenues.
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But there’s a flip side.
Being this far west means it’s quiet. You don't have the tourist swell of Broadway leaking onto your doorstep. You have the Hudson River Park as your backyard. You can walk out your door and be on a bike path heading down to Battery Park in two minutes.
Does it hold its value?
The market at 10 West End Avenue has been interesting to watch over the last decade. Because it’s a condominium, it’s always going to be more attractive to international buyers and investors than the strict co-ops a few blocks north.
According to historical sales data from StreetEasy and PropertyShark, prices here have remained remarkably stable even when the "new shiny object" buildings like One Manhattan Square or the newer Hudson Yards towers opened up. Why? Because the maintenance is managed well. The building doesn't feel like it's falling apart.
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One thing to watch out for: the tax abatement. Many of these units were under a 421-a tax abatement that has either expired or is winding down. When those taxes kick in, your monthly carry goes up. Always, always check the specific tax status of a unit before you fall in love with the view.
Practical Advice for Potential Residents
If you’re seriously considering moving to 10 West End Avenue, don't just visit during the day. Come at 6:00 PM on a Tuesday. See what the traffic is like coming off the West Side Highway. It can get noisy.
Also, look at the "C" and "A" lines if you want the best river views. The units facing east are great for morning light, but you're looking at a lot of city density. The west-facing units are the "money" units.
Things to do before signing a lease or a contract:
- Check the HVAC. These units use individual heat pump systems. They work great, but they need maintenance. Ask when the filters were last changed.
- Walk to the train. Do the walk to the 59th St-Columbus Circle station. It’s about 0.5 miles. If you can’t do that walk in heels or a suit during a humid July day, this isn't the building for you.
- Inspect the wood floors. The building originally installed Planed White Oak floors. They’re beautiful but they can scratch. If they look dull, negotiate a buff and coat into your closing.
- Visit the roof. The common outdoor space is a massive selling point that often gets overlooked in favor of the pool.
Living here is about a specific lifestyle. You’re choosing space and light over being right on top of a subway entrance. You’re choosing a neighborhood that feels like a quiet corner of a loud city. For a lot of people, especially those working in Midtown or at the nearby hospitals like Mount Sinai West, it’s the perfect compromise.
Check the current active listings specifically for units with "outdoor space" balconies, as several of the mid-tier floors have massive private terraces that don't always show up clearly in the thumbnail photos. These are the "hidden gems" of the building that offer way more square footage than the interior measurements suggest. Always verify the current common charges, as these can fluctuate based on building-wide capital improvement projects. Look into the reserve fund status through your attorney to ensure the building is on solid financial ground for the next decade.