Wednesday, December 19, 2012

☞ DWELL: Best Contextual Renovation 2012

Number 420 Convent Avenue is by far the most contextual and expensive house renovation that is still on the market at the end of 2012.  The wallpaper might not be for everyone (which can easily be painted over) but the more costly elements such as the fixtures and finishing are definitely better than the typical uptown brownstone restoration.  

After debuting back in March at $3.5 million (one of the highest asking prices uptown), Number 420  Convent Avenue made a large price reduction and now has been listed for $2.99 million. For those who want a fully restored townhouse in one of Harlem's historic districts,  this corner building at 148th Street in Hamilton Heights might be the way to go since it has some high end, period appropriate finishes. The 19-foot-wide, single-family home has reportedly over 5,400 square foot of space altogether and everything from the infrastructure to the original details have all gone through an extreme renovation in the past two years: LINK

A smaller, gut-renovated house with less details in South Harlem has hit the $3 million mark this year but apparently the location also aided in the record sale: LINK


  1. $3m and you suggest painting over the wallpaper?

  2. Someone pointed out the wallpaper in the past so we just mentioned that its easily replaced. The other elements are more important and expensive to change if not done right.

  3. If this house were downtown it would be worth $10 million. If it was south of 125 and east of 5th it would be worth 3 or more million.

    Where it is the worth is likely $2ish. As the say, location, location, location...

  4. This home is massive with huge rooms, even by brownstone standards.

  5. I love the wallpaper. It's a beautiful renovation - it's got dark wood, but glamour and and style for sure and wouldn't be mistaken for Grandma's place. I think they will get around $2.25-$2.5mm, but I think there are two issues. Issue 1 - Within Harlem, location is good, but not great. I have always said price per square foot for townhouses goes in this order (assuming well renovated): South Harlem west of FDB, Mt. Morris area, and West Harlem historic districts. I think this gap is shrinking, though, with the amenities starting to arrive on Lenox and to a lesser degree West Harlem, especially given these areas have more beautiful architecture and the widest houses. Issue 2- Layout. It's really only a 3 bedroom. A lot of the townhouse buyers are families, many of whom want more space, or at least a guest room. A whole room taken up with a bathroom - beautiful, but not practical, at least not for a family. But a beautiful space and West Harlem is on the upswing!