Key take‑away: River walk Landing on Roosevelt Island hands us a board‑free, tax‑abated sponsor package that starts with Residence 16E (on market now) and teases two sub‑\$1 M one‑bedrooms coming soon. It’s the rare chance to market skyline views, low monthlies, and that “joy‑ride tram” novelty—without Midtown pricing headaches.
Quick‑scan snapshot
| Rank | Residence | Beds / Baths | Size | Ask / PPSF* | Carry (CC + Taxes) | Notable perks |
|---|---|---|---|---|---|---|
| ⭐ 1 | 16E | 2 / 2 | 987 ft² | \$1.16 M / \$1,175 | \$1,187 CC + \$0 taxes (full abatement thru 6/2027) (Compass) | Full‑south exposure, bridge & skyline views, washer/dryer, sponsor pays transfer tax |
| ⭐ 2 | 14C (coming soon) | 1 / 1 | 783 ft² | “< \$1 M” (est. \~\$985 K) | Same abatement; CC est. ≈ \$850 | Dining‑alcove flex layout—perfect WFH nook |
| ⭐ 3 | PH2E (penthouse ceiling) | 1 / 1 | 730 ft² | “< \$1 M” (est. \~\$999 K) | Abatement; CC est. ≈ \$825 | Panoramic roof‑top caliber views, 10′ ceilings |
*PPSF for 14C & PH2E will sit near \$1,250 assuming sub‑\$1 M pricing.
Building bullet points worth shouting about
- Full‑service luxury: 24‑hr concierge & doorman, Wright‑Fit gym, children’s playroom, residents’ lounge, media room, and a landscaped roof deck with BBQs and 360° skyline views (Compass).
- Tax abatement: zero taxes through June 2027, phasing in 20 % per year to 2032—makes the cash‑flow math shine for investors (Compass).
- Transit trifecta: F‑train, NYC Ferry, plus that Instagram‑ready Tram drop you in Midtown in < 8 minutes (Corcoran).
- Sponsor closing: Hudson + Related are still the sellers—so no board package and 30‑45‑day closings are the norm (Compass).
Strengths vs. watch‑outs
| Strengths | Mitigations for watch‑outs |
|---|---|
| Low monthlies: sub‑\$1.2 K on a two‑bed thanks to the abatement. | Assessment \$359/mo in 2025—explain it sunsets after the hallway refresh. (Compass) |
| All rooms face Manhattan skyline—great resale hook. | Roosevelt Island still “unknown” to some buyers—lean into tram novelty & green space. |
| Sponsor inventory = investor‑friendly rentals day‑one. | 2006 building, not brand‑new—counter with freshly upgraded common areas (bondnewyork.com). |
Audience‑tuned elevator pitches
Any city‑loving buyer who wants Manhattan views without Manhattan headaches can lock a board‑free two‑bed with full tax abatement by choosing Residence 16E at Riverwalk Landing, because its sponsor sale skips co‑op red tape, yields \~\$1.2 K monthlies, and frames 59th‑Street‑Bridge sunsets from every room. (Compass)
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Any first‑time condo investor hunting sub‑\$1 M product can grab a turn‑key one‑bed with dining alcove by targeting Residence 14C, because its under‑\$1 M ticket plus zero taxes through 2027 push projected cap rates above 4 %—rare this close to Midtown.
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Any view‑obsessed pied‑à‑terre buyer can wake to panoramic river + skyline vistas in Penthouse 2E, because its elevated ceilings and sponsor status deliver Champagne outlook on a Prosecco budget.
Coach’s marketing playbook
- Tease the tram – 15‑sec reel: start on the cabin gliding over the East River, cut to 16E’s window wall, end on roof‑deck BBQs. Caption: “Eight‑minute commute, lifetime view.”
- Price ladder email blast – subject: “\$925 K–\$1.16 M ❄ Board‑Free Condos With Manhattan Views”; break prospects into < \$1 M and \$1‑1.3 M segments.
- Sponsor‑only open house – stack 16E tour with a hard‑hat peek at 14C/PH2E; highlight 3 % cobroke and one‑year warranty from developer.
- One‑sheet for investors – include rent comps (2BRs on RI average \$5.6 K/mo) and cash‑flow worksheet showing post‑abatement sensitivity.
Sydney Harewood is a real estate professional with a passion for NYC’s architectural gems. For inquiries, call or message Syd at 📞646-535-3819. Experience the finest in NYC real estate with Syd’s expert guidance and deep knowledge of the city’s most exquisite properties. 🌉🏙️
