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
Upper East
167 East 67 #17B
$1,495,000
Expert Opinion:
four feet of depth is the polite way of saying bistro seating only, and the photo confirms it. a small table, two chairs, one potted plant, and the conversation stops there. what saves this direct living terrace is the view south to billionaires' row, which does most of the heavy lifting. morning coffee with the supertalls, evening drinks with the same. good privacy, decent light, and enough space for exactly two people who like each other.
Coop|2 Beds|2 Baths|1112 int SF
Direct Living|80 ext SF
Courtesy of corcoran
Union Square
1 Irving Pl #V15B
$1,495,000
Expert Opinion:
west-facing with nearly eleven feet of width, which lands firmly in usable territory. the sectional actually fits without apology, and there is room to walk past it. city views in every direction, good light in the afternoon, neighbors apparently minding their own business. a direct living terrace that functions like one should.
Condo|1 Beds|1 Baths|700 int SF
Direct Living|110 ext SF
Courtesy of blu nyc
Midtown West
325 West 52 #PHD
$1,495,000
Expert Opinion:
fifteen feet of width on a second level terrace, which means proper outdoor dining without the acoustic intrusion of your own living room. the lattice screening does its job, the planters are established if not spectacular, and hearst tower plays backdrop. west-facing, so afternoon sun and evening drinks align nicely. a grill, a six-top, room to spare.
Coop|1 Beds|2 Baths|900 int SF
Second Level|220 ext SF
Courtesy of serhant
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.
