635 W 42nd St # 45

New York, NY 10036

$85,000,000 (Condo fee is $13,500 per month)

FULL FLOOR in the one of a kind Atelier Condo along with another half a floor on the 44th floor making it now 15,000 sqft Duplex. INCLUDED in the sale is a brand new amenity offering 2 seats on a trip to outer space. Also, a 2 million dollar construction credit, a 1 million dollar Yacht with docking fees for 5 years as well as two Rolls Royce Phantoms (1 convertible,1 hardtop), a Lamborghini Aventador Roadster , Dinner for 2 weekly at Daniel Bolud's Resteraunt Daniel for 1 year, Courtside season tickets to the Brooklyn Nets for a year, A Hamptons mansion rental for a Summer, live in butler services for 1 year as well as private chef. .

(http://www.autoadmit.com/thread.php?thread_id=4136370&forum_id=2#37257502)

(http://www.autoadmit.com/thread.php?thread_id=4136370&forum_id=2#37257529)

the zestimate is half the asking price

it was previously on the market for $825k three years ago

(http://www.autoadmit.com/thread.php?thread_id=4136370&forum_id=2#37262548)

Sweet spot for townhouses is $8-10 M. If I'm spending $10+, I want on-site parking, doorman, and views, and I don't want to be constantly running up and down stairs. You aren't getting shit views in a townhouse, you can be responsible for insane maintenance if something goes wrong and you need to bring it back to code (most townhouse heavy desirable areas are in landmark districts), no one is there to sign for packages or provide some deterrent level of security when you are out of town, and you are on the hook for fixing EVERYTHING--including shit like a sagging foundation, repointing the bricks, replacing the roof, etc. The only reason to get a townhouse IMO is if you really need a lot of space and you really can't deal with a co-op board saying no to any crazy renovations you want to do. (Or you want to be throwing insane eyes wide shut parties at all hours of the night.)

(http://www.autoadmit.com/thread.php?thread_id=4136370&forum_id=2#37262633)

https://streeteasy.com/sale/1253473

This is a $9 M townhouse. 7,800 square feet. You can't sniff a 7,800 foot apartment for $1,150 per square foot.

Compare with what you would get in an apartment for double that:

https://streeteasy.com/building/time-warner-center/70b

$5,657 per square foot, but amazing views, full service building, and you're not alone footing the bill for a new roof, etc.

(http://www.autoadmit.com/thread.php?thread_id=4136370&forum_id=2#37262676)

Secondly, you want to spend all that money to "share" with other people?

Thirdly, views are overrated.

And finally, no one at that price point is concerned about maintenance costs anyway. The 5 story townhouse is and always will be the most coveted NYC real estate.

(http://www.autoadmit.com/thread.php?thread_id=4136370&forum_id=2#37262740)

Evwryone hates living on 5 floors in reality, forgetting something from one room to another results in going back to one or more flights. It sucks

(http://www.autoadmit.com/thread.php?thread_id=4136370&forum_id=2#37262927)

The problem comes when the townhouses are surrounded by apartment buildings or 4+story townhouses, or when the townhouses themselves are 4+ stories. That's when you start getting darkness on the parlor floor (2nd floor), which is the main living floor. TBF this is true of nearly all townhouses on the UES. Chelsea, the West Village, and parts of the UWS have a lot more light.

(http://www.autoadmit.com/thread.php?thread_id=4136370&forum_id=2#37263208)

Some townhouses have elevators. Others do not and it is impossible to add them given the structure of the building. Those that do have elevators have tiny, slow shitty ones that break down all the time. They are not commercial elevators and when they break, your ass is taking the stairs if you are lucky enough not to be trapped inside. Then you will get a bill for thou$and$ to fix it.

In nice apartment buildings, you aren't sharing shit. Apartments in the $10M+ range usually have their own exercise and media rooms, so no sharing the gym or "movie theatre." They also have private outdoor space, so no sharing a roof deck. You basically go right from a car to the elevator to your apartment, and the other tenants and staff know and respect that and don't chit chat. (In a lot of Fifth Ave and Park Ave buildings, the doormen and elevator operators will walk you from the entrance right to the door of the apartment; they deliver your mail and leave it on your landing; and they won't let Seamless delivery people up either.)

Frankly, it is sort of creepy how quiet and private these buildings are, and it is one reason why I would not want to live in one of the big Fifth or Park Avenue buildings. Also, anyone who is wealthy enough to buy a $20M apartment spends very little time in the city given their business commitments and desire to avoid incurring NYC's city tax. They have their assistants literally calendar how many nights they are in NYC. They are never around.

Views are not overrated and the market shows that. All of the most expensive homes in NYC are apartments on high floors with views, not townhouses.

People do care about maintenance costs at any price point, and it's undeniable that townhouses have basically unlimited cost potential if the city wants to fuck with you. Have you ever worked with the NYC landmarks preservation committee? In an apartment building, most of what you want to change is on the inside, where they will just rubber stamp you. In a townhouse, they will fuck with you on every little thing, like the color of your door hardware.

(http://www.autoadmit.com/thread.php?thread_id=4136370&forum_id=2#37263050)

(http://www.autoadmit.com/thread.php?thread_id=4136370&forum_id=2#37263554)