Finding a place in Manhattan that doesn't feel like a cramped shoebox is basically the local version of the Hunger Games. You’ve probably seen the listings for Park Avenue Court condo and wondered if the ceilings are actually that high or if it’s just some clever wide-angle lens trickery. Spoiler: they really are that high. Located at 120 East 87th Street, this building is a bit of an architectural oddity in the best way possible. It wasn't built as a luxury tower from scratch. Instead, it’s a massive, converted Gimbel’s department store.
That history matters. It’s why you get these ridiculous 14-foot or even 15-foot ceilings that make a 700-square-foot one-bedroom feel like a cathedral. Most New York apartments make you feel like you're living in a drawer. Here? You’ve got breathing room.
The Gimbels Legacy and Why the Windows Are Weird
The building was reimagined in the late 1980s by Skidmore, Owings & Merrill. If that name sounds familiar, it’s because they’re the heavy hitters behind the Burj Khalifa and One World Trade Center. They took this block-long retail fortress and carved it into roughly 270 condos.
Because it was a department store, the floor plates are enormous. This creates a unique internal geography. Some units face the street—Park Avenue or Lexington—while others look into these surprisingly quiet internal courtyards.
Honestly, the windows are the first thing people notice. They’re huge. But because the walls are so thick (it was built to hold heavy retail inventory, after all), the windows are deeply recessed. It gives the whole place a solid, pre-war fortress vibe even though the interiors feel distinctly modern. You aren't going to hear your neighbor sneezing through the walls here. The sound insulation provided by that old-school commercial construction is something you just don't get in the glass towers popping up in Hudson Yards.
A Breakdown of the Amenities (And the Reality of the "Club")
Most buildings claim to have a "fitness center" which usually turns out to be two broken treadmills and a yoga mat in a basement. Park Avenue Court is different. The amenity package is a legitimate selling point, not just a line on a brochure.
💡 You might also like: Wire brush for cleaning: What most people get wrong about choosing the right bristles
- The Pool: It’s a 50-foot lap pool. It’s indoor, it’s heated, and it actually feels clean.
- The Gym: It’s multi-level. You actually have space to move without hitting someone else’s dumbbell.
- The Terrace: There are several common outdoor spaces, including a playroom for kids that is a lifesaver for Upper East Side parents during a rainy February.
- Parking: There’s a garage in the building. In this neighborhood, having a spot where you don't have to play "alternate side parking" roulette is worth its weight in gold.
Upper East Side Life: Location vs. Vibe
Some people think the Upper East Side is "boring" or "stuffy." Those people probably don't live here. You’re two blocks from the 4, 5, and 6 trains at 86th Street. You’ve got the Q train nearby too. Getting to Union Square or Wall Street is incredibly fast.
Then there’s the Whole Foods and Fairway right around the corner. If you cook, you’re in heaven. If you don't, you're a short walk from some of the best pasta at Elio’s or a quick burger at PJ Clarke’s. You're basically living in the "Goldilocks Zone" of the UES—high enough to be away from the chaos of Midtown, but low enough that you aren't in the sleepy residential depths of the 90s.
Let’s talk about the schools. If you’re looking at a Park Avenue Court condo as a family investment, you’re in one of the most prestigious school districts in the city. People move to this specific block just to get into the catchment zones for schools like PS 6. That drives the property value in a way that even a market dip has a hard time shaking.
What the Maintenance Fees Actually Cover
Let's get real for a second. The carrying costs here aren't cheap. You’re paying for a massive staff. We’re talking full-time doormen, porters, a live-in super, and concierge services. When you have a leak at 3:00 AM, someone is there in five minutes.
But you have to look at the "hidden" value. The building is a condo, not a co-op. This is a huge distinction for buyers. In a co-op, a board can reject you because they don't like your dog or your tax returns are "too complicated." Condos are much more flexible. You can rent your unit out relatively easily, which makes these apartments a favorite for international investors or people who might need to relocate for work but want to keep their NYC foothold.
📖 Related: Images of Thanksgiving Holiday: What Most People Get Wrong
The "Lower" Park Avenue Myth
There's a weird snobbery in NYC real estate where people think "true" Park Avenue stops at 86th street. Park Avenue Court sits between Lexington and Park. Technically, its address is East 87th, but it carries that Park Avenue prestige.
Does it matter? To your ego, maybe. To your resale value, absolutely.
The units themselves often feature lofted spaces. Because of those 14-foot ceilings, many owners have built "sleeping lofts" or home offices above their kitchens. It’s a clever way to add square footage that isn't officially on the tax map. If you're touring a unit, look up. If the owner hasn't utilized that vertical space, you’ve found an opportunity to add some serious value.
Dealing with the "Retail" Ground Floor
One thing nobody mentions is the convenience of the retail space downstairs. You have major retailers right at your doorstep. Some people hate the foot traffic, but honestly, it makes the block feel alive and safe. It’s well-lit and there are always people around. In New York, "quiet" can sometimes mean "desolate," and you don't want desolate when you're walking home late at night.
Expert Tips for Potential Buyers
If you’re seriously looking at the Park Avenue Court condo, keep these three things in mind. First, check the view. Some units look directly into a brick wall of the neighboring building. These are significantly cheaper, but they can feel like a cave despite the high ceilings. If you can swing it, get a unit facing the courtyard for peace, or a high floor facing the city for the light.
👉 See also: Why Everyone Is Still Obsessing Over Maybelline SuperStay Skin Tint
Second, look at the HVAC. These units use through-the-wall AC units. They work great, but they can be noisy. Check if the previous owner has upgraded to a newer, quieter model. It’s a small detail that makes a massive difference in your quality of life during a July heatwave.
Third, investigate the basement storage. The building has storage bins, but there’s usually a waitlist. If a unit comes with a deeded storage space, grab it. It’s a rare luxury.
Why It Holds Its Value
The real estate market in 2026 is all about "proven" buildings. We’ve moved past the era of buying into "vaporware" luxury towers that haven't been finished yet. Park Avenue Court is a known quantity. It’s a stable, well-managed community.
The combination of high ceilings, a prime UES location, and "condo" status (vs co-op) creates a floor for the price. It’s a defensive asset. Even when the broader market gets shaky, people still want to live two blocks from Central Park in a building with a pool.
Actionable Steps for Your Search
- Verify the Ceiling Height: Not every floor has the 14-footers. Some "standard" floors exist, so confirm the specific unit measurements before you fall in love with a photo.
- Audit the Board Minutes: Since it's a condo, the board is generally more chill, but you still want to see if there are any major capital improvements (like roof work or elevator upgrades) planned for the next two years. You don't want a surprise assessment.
- Visit at 5:00 PM: Walk the block when school lets out and people are coming home from work. It’ll give you a real sense of the neighborhood energy.
- Check the "Line": In large buildings like this, certain "lines" (the -A line, the -B line, etc.) are more desirable because of the layout. Ask your broker which lines have the best "flow" for your lifestyle.
Living here isn't just about the address. It's about the fact that you can actually fit a tall Christmas tree in your living room and not feel like the walls are closing in on you. It's a slice of old-school scale mixed with modern convenience.
Next Steps for Potential Residents:
- Contact a Specialized Broker: Look for agents who have closed multiple deals at 120 East 87th Street specifically. They often know about "pocket listings" (units for sale that aren't on StreetEasy yet).
- Compare CCs/Taxes: Total the monthly common charges and real estate taxes. Compare this "all-in" monthly cost against similar units at nearby buildings like The Brompton or 170 East 87th.
- Measure Your Furniture: If you’re coming from a standard apartment, your current floor lamps and art might look tiny against those 14-foot walls. Budget for some "vertical" decor to fill the space effectively.