underutilized roof access terrace surrounded by lower buildings ensuring i great view.
About
a townhouse in the sky townhouse living, reimaginedthis three-story, 6,630-square-foot penthouse with a breathtaking private rooftop terrace crowns the top of 78 irving place, an ultra-exclusive, landmarked condominium in the gramercy park historic district. designed by renowned architect pietro cicognani, this architectural tour de force offers total privacy, triple exposures, and soaring views over block beautiful and gramercy park. each of the three interior floors spans approximately 2,210 square feet, offering a balanced and intuitive layout for both daily life and grand entertaining. entertaining level arrive via private keyed elevator to a full-floor, this 23-foot-wide 2210 square foot entertaining level bathed in natural light. a luminous skylight caps the sculptural staircase, creating a dramatic centerpiece upon entry. the corner great room features a bespoke stone fireplace and custom butlers barideal for refined entertaining. adjacent, a formal dining room, plush media lounge, and discreet powder room complete the scene. the windowed, eat-in chefs kitchen is outfitted with a custom lacanche range, a handcrafted ann-morris pot rack, and top-tier appliances by gaggenau, miele, and thermador. primary suite level an entire floor is devoted to the grand primary suite: a sunlit corner bedroom with a midnight bar and en-suite auxiliary bath, a private study or sitting room, and a parisian-style dressing room that opens into a spa sanctuary. the primary bath is clad in pure marble and features radiant heated floors, a freestanding soaking tub, a steam shower, a double vanity, and a private water closet. secondary bedroom level this floor offers three spacious bedrooms, each with an en-suite bath and dressing room. a flexible lounge or library adds versatility, and a large laundry room can be incorporated with ease. rooftop terrace above it all is a 955-square-foot private rooftop terrace with panoramic views. design your outdoor dreamscape: summer kitchen, fireplace, and a custom 8' x 7'5" spaall framed by gramercy parks storied skyline. finishes & features no detail was overlooked: soundproof custom windows, italian plaster walls, elegant paneling with ornate ceiling rosettes, chandeliers from john rosselli & associates, and radiant-heated scandinavian chevron floors throughout. the property boasts full savant smart home automation, individually zoned central air, and keyed elevator access to all levels. dedicated storage is included. 78 irving place this boutique six-residence condominium offers white-glove 24/7 concierge service. perfectly positioned in the heart of gramercy park, just moments from manhattans finest dining, culture, and parksthis is true townhouse living, elevated. select photos are virtually rendered. this is a co-exclusive with douglas elliman.
nice sized terrace, and the inclusion of mature trees make it very interesting, however it does not have good views
Condo|4 Beds|3.5 Baths|4220 int SF
Direct Living|814 ext SF
Courtesy of elliman
Flatiron
170 Fifth Ave #PH
$14,900,000
Expert Opinion:
this well sized private roof is under appreciated and completely undeveloped, with some planning it could be a nice place with great views, although its overexposure will need to be dealt with. and access is a nightmare.
Condo|5 Beds|4.5 Baths|5777 int SF
650 ext SF
Courtesy of sotheby's
Midtown West
16 West 40 #PHS
$14,950,000
Expert Opinion:
two distinctly different terraces offering different experiences. the seamless connectivity with the direct living terrace make it very practical despite its lack of width, but for real entertaining, one would use the direct roof terrace.
Condo|3 Beds|4 Baths|4034 int SF
Direct Living|1313 ext SF
Courtesy of corcoran
Chelsea
455 West 19 #PH2
$14,950,000
Expert Opinion:
practical direct living terrace, with some unusual twists, making a joy to be on. the smaller balcony off the kitchen is noteworthy as a large sliding door, makes it on with the kitchen.
Condo|4 Beds|3.5 Baths|3474 int SF
Direct Living|420 ext SF
Courtesy of compass
Noho
445 Lafayette St #PH17
$14,999,000
Expert Opinion:
this photo shows the interior, not the terrace, but the data tells the story: 500 square feet of direct living space with eight feet of width, which crosses the threshold into genuine entertaining territory. multiple access points suggest the terrace wraps or connects rooms. city and skyline views with good sun and privacy, neighbors mostly elsewhere. the bones for real outdoor living are here.
Condop|3 Beds|3.5 Baths|4156 int SF
Direct Living|500 ext SF
Courtesy of serhant llc
Midtown East
333 East 55 #PHAB
$1,500,000
Expert Opinion:
six hundred square feet of true penthouse terrace with multiple access points, which sounds impressive until you notice the four foot width. that's a hallway with weather. the privacy is real, the views are there, the sun works. someone just needs to design an actual room out of this very long ribbon.
