The Barrington · Upper West Side

203 West 81st Street
Apartment 9B

We are selling our top-floor residence, completely renovated,
in the heart of the Upper West Side

3 Bed
Bedrooms
2 Bath
Bathrooms
1,270
Square Feet
9th Floor
Top Floor
The Residence
Where Pre-War Meets Modern Craft

Top floor of The Barrington, a 1911 pre-war building on one of the UWS's best blocks. This apartment went through a complete gut renovation — every surface, every system, every fixture.

White oak herringbone floors run through the entire home. The kitchen is built around a white oak island and outfitted with a full suite of Miele appliances and a 36-inch double-door Liebherr refrigerator. A Miele washer and dryer are installed in the unit.

The apartment is fitted with high-end Skyline windows — an extra outer layer of glass for sound and heat insulation. Ninth floor of nine, no neighbors above, with natural light from the top of the building and a quiet you don't expect in Manhattan.

Type
Condo
Building
Pre-War
Floor
9 of 9
Renovation
Full Gut
Doorman
Full-Time
Pets
Welcome
Details
Inside the Apartment

Chef's Kitchen

A full suite of Miele appliances and a 36-inch double-door Liebherr refrigerator.

In-Unit Miele Laundry

A full-size Miele washer and dryer installed in the apartment.

Skyline Windows

High-end Skyline windows with an additional outer layer of glass for sound and heat insulation — quieter rooms and better energy efficiency.

White Oak Herringbone

White oak herringbone flooring throughout the entire apartment.

Complete Renovation

Gut renovated to the studs — new plumbing, electrical, with every surface and fixture replaced.

Top Floor Living

Ninth floor of nine. No upstairs neighbors, and natural light from the top of the building.

Pre-War Character

Built in 1911. High ceilings, gracious proportions, and original pre-war architectural detail.

Condo Ownership

True condo ownership — straightforward transfer.

PS 9 School District

Zoned for PS 9 (Sarah Anderson), a top-rated Upper West Side elementary. Five-minute walk.

Pet Friendly

Cats and dogs welcome. Riverside Park and Central Park are both a 3-minute walk.

Subletting Permitted

Works as a primary residence or investment property.

Layout
Floor Plan

Floor plan coming soon.

1,270 sqft / 3 Bedrooms / 2 Bathrooms

Location
The Neighborhood
Central Park at your doorstep. The best of the Upper West Side within walking distance.
Sunset over the Upper West Side avenue at the corner crosswalk
Sunset on the Avenue
Classic pre-war brownstone and brick corner buildings on the Upper West Side
Pre-War Streetscape
Education
P.S. 9 Sarah Anderson
Zoned for one of the Upper West Side's most sought-after public elementary schools — a five-minute walk from your door.

203 West 81st is zoned for P.S. 9 Sarah Anderson School, a District 3 public elementary serving Pre-K through 5th grade at 100 West 84th Street — just three blocks north. Named a 2023 National Blue Ribbon School by the U.S. Department of Education, P.S. 9 ranks among the highest-performing and most in-demand elementary schools on the Upper West Side. It pairs exceptionally high academic standards with a warm, collaborative community of teachers, administrators, and deeply involved parents, guided by a simple promise that "every child at P.S. 9 will succeed." Robust enrichment programming, a strong arts and music tradition, and multilingual family support (translation available in 11 languages) round out a school that families specifically move into this zone to attend. For buyers with children, that zoning is one of the most valuable — and increasingly rare — advantages a Manhattan address can offer.

Blue Ribbon

2023 National honoree

Pre-K–5

District 3 public elementary

5-Min Walk

100 West 84th Street

Top-Ranked

Among the UWS's most sought-after

Visit the School Website
Getting Around
Transit & Commute
Steps from the 1 train, minutes from Midtown. The 79th and 86th St stations bracket the building.
1
79th St Station 3 blocks south — 4 min walk
1
86th St Station 4 blocks north — 5 min walk
B C
81st St–Museum of Natural History 2 blocks east — 2 min walk
D A B C 1
59th St–Columbus Circle Express hub — 7 min by subway
Midtown (Times Sq / Penn) 15 min
Downtown (FiDi / WTC) 25 min
Grand Central 20 min
Columbia University 10 min
The Building
The Barrington
Pre-war condominium, converted 1985. Full-time staff, prime Upper West Side address between Amsterdam and Broadway.

Full-Time Doorman

24/7 attended lobby

Pre-War 1911

115 years of character

55 Units

Intimate community

Live-In Super

On-site maintenance

2026 Buyer Benefits
Your Tax Savings Just Got Bigger

The 2026 SALT deduction expansion means buying a NYC condo now comes with meaningful federal tax relief. Here's what it means for this apartment.

$40,400
New SALT Deduction Cap

The federal SALT cap quadrupled from $10,000 to $40,400 in 2026. Property taxes on 9B ($22,018/year) are now fully deductible — previously, less than half qualified.

~$580/mo
Estimated Tax Savings

High-income buyers can save an estimated $7,000+ per year in federal taxes — roughly $580/month. That effectively reduces monthly carrying costs from $4,391 to approximately $3,811.

2026–2029
Benefit Window

The expanded cap rises annually through 2029, then reverts to $10,000 in 2030. Buying now locks in the maximum benefit during the strongest years.

Tax savings estimates assume the 37% marginal federal rate. Individual savings depend on filing status, total income, and other deductions. Consult your tax advisor.

Questions
Frequently Asked
No. This is a condo, not a co-op. The condo board has a Right of First Refusal (ROFR), which is typically waived within 1-2 weeks. There is no board interview, no financial scrutiny beyond the ROFR process, and no application essay.
Common charges are $2,556.40/month, covering doorman, elevator, building maintenance, water, and shared utilities. Property taxes are $1,835/month ($22,018/year), billed separately by NYC. Total monthly carrying cost: approximately $4,391/month. No special assessments are currently pending.
Yes. Subletting is permitted with no restrictions. The apartment works as a primary residence or an investment property.
Yes. Cats and dogs are welcome. Central Park is two blocks east and Riverside Park is three blocks west — both within a 3-minute walk.
Everything. This was a complete gut renovation — every surface, fixture, and system was replaced. White oak herringbone floors throughout, a kitchen with a white oak island, a full suite of Miele appliances, and a 36-inch double-door Liebherr refrigerator. A Miele washer and dryer in the unit, high-end Skyline windows with an extra layer of glass for sound and heat insulation, and new plumbing, electrical, and HVAC. Move-in ready with nothing to do.
Yes. The building is approved for financing, including conventional, FHA, and adjustable-rate mortgages (ARMs). Cash and financed offers are both welcome. Estimated monthly payment with 20% down:

30-year fixed (6.53%): ~$16,514/month total (P&I ~$12,123 + common charges $2,556.40 + taxes $1,835). After 2026 SALT savings (~$580/mo): ~$15,934/month.
5/1 ARM (5.78%, WSJ): ~$15,585/month total. After SALT: ~$15,005/month — saves ~$929/mo vs fixed for the first 5 years.
All cash: $3,811/month carrying costs after SALT — and no mortgage recording tax (~$36,800 saved).
The apartment is zoned for PS 9 (Sarah Anderson), one of the Upper West Side's top-rated elementary schools. It's a 5-minute walk at 100 West 84th Street.
The building has a bike room and storage lockers in the basement. On-site laundry is also available on the basement level.
Yes. Buyer's agents are welcome and will be compensated. Contact us for commission details.
Yes. The federal SALT deduction cap quadrupled from $10,000 to $40,400 in 2026. This apartment's property taxes ($22,018/year) are now fully deductible — under the old cap, less than half qualified. For a high-income buyer, that's roughly $7,000+/year in federal tax savings (~$580/month), effectively reducing the after-tax carrying cost. The expanded cap rises annually through 2029, then reverts in 2030. Buying during this window locks in the benefit.
Yes. The building is approved for conventional financing, including ARMs. As of May 29, 5/1 ARM rates average 5.78% (WSJ) — 78 basis points below the headline 30-year fixed rate (6.56%). On a $1.912M loan (20% down), that's approximately $966/month in savings for the first 5 years ($57,978 total). Nearly 10% of current mortgage applications are ARMs, the highest share since late 2025. Talk to your lender about whether an ARM strategy makes sense for your timeline.
Three bedrooms and two full bathrooms in 1,270 square feet — a rare layout at this price point on the Upper West Side. Most $2M+ condos here are two-bedrooms. The primary bedroom, second bedroom, and third bedroom (ideal as a home office or guest room) all have the same white oak herringbone floors throughout. Both bathrooms were completely rebuilt from scratch as part of the gut renovation, with quality fixtures and finishes consistent with every surface in the apartment. The comparable unrenovated 3BR on the 4th floor sold for $2.225M — this fully renovated top-floor 3BR is asking $165K more for five floors of elevation and a complete luxury renovation.
Before the Open House

See It This Week — Before Everyone Else

The open house is TODAY, Sunday, May 31, from 12:00–3:00 PM. Walk in, no appointment needed. If you can't make it today, private showings are available this week — 30 minutes, one-on-one, at your pace. See the light, feel the floors, ask every question.

Tue–Thu
Evening showings
6:00–7:30 PM
Fri–Sat
Flexible scheduling
By appointment
Sun May 31
Open House
12:00–3:00 PM

Early visitors see the apartment before the listing goes live. If the numbers work, we can discuss terms before launch day.

Request a Private Showing
Buyer's agents welcome · Building financials available on request
Get In Touch
Schedule a Viewing

See it in person — that's when it clicks.

Photos show the finishes. A visit shows the light, the quiet, and the way this apartment feels at the top of the building. Reach out to arrange a private showing.

What to expect Private showings run about 30 minutes. We'll walk through every room, answer questions on the spot, and can provide building financials, the offering plan, and recent comparable sales. Buyer's agents welcome.
@
T
A
Address
203 W 81st St, Apt 9B
New York, NY 10024