Waterline Square Three Towers. Three Architects. 100,000 Sqft of Amenities.
Overview
Waterline Square is a three-tower residential complex on the Upper West Side developed by GID Development Group, with each tower designed by a different world-class architect: Richard Meier & Partners (One Waterline), Kohn Pedersen Fox (Two Waterline), and Rafael Viñoly Architects (Three Waterline). Together, the towers contain 263 condominium residences alongside rental apartments, all sharing the extraordinary 100,000-square-foot Waterline Club designed by Rockwell Group.
The Waterline Club is, by any measure, one of the most ambitious residential amenity programs in New York City. The 100,000-square-foot facility includes a 30-foot rock climbing wall, full-size indoor basketball court, half-pipe skate park, regulation tennis court, 25-meter saltwater lap pool, bowling alley, screening room, art and music studios, golf simulator, indoor soccer field, squash court, and a 4,600-square-foot children's playroom. A Cipriani food hall and restaurant at the base adds a culinary anchor.
The complex also benefits from a 2.6-acre private park designed by Mathews Nielsen Landscape Architects and a 20-year 421a tax abatement that significantly reduces carrying costs. For buyers seeking the combination of starchitect design, extraordinary amenities, and favorable tax treatment, Waterline Square offers a proposition that is difficult to replicate anywhere else in Manhattan.
Waterline Square at a Glance
10 Riverside Boulevard, New York, NY 10069
GID Development Group
Richard Meier, KPF, Rafael Viñoly
2019
263
38
Condominium
Upper West Side
Waterline Square Condos for Sale
Why Buyers Choose Waterline Square
Waterline Square offers a combination of starchitect design, extraordinary amenities, and tax advantages that is unmatched in Manhattan.
100,000 SF Waterline Club
No other residential development in Manhattan offers amenities at this scale — climbing wall, basketball, skate park, tennis, pool, bowling, golf sim, soccer, squash, all designed by Rockwell Group.
Three Starchitects
Richard Meier, KPF, and Rafael Viñoly — buyers can choose their preferred architectural style while sharing the same extraordinary amenity platform.
20-Year Tax Abatement
The 421a abatement significantly reduces carrying costs, making Waterline Square more affordable on a monthly basis than comparable buildings without the benefit.
Cipriani at Your Doorstep
A Cipriani food hall, market, and restaurant in the building base provides world-class dining and grocery without leaving home.
Our Take on Waterline Square
Waterline Square is a project we recommend enthusiastically to buyers who want maximum amenities and architectural pedigree at a competitive price point. The 100,000 sqft Waterline Club is genuinely extraordinary — we have not seen anything comparable in Manhattan residential. And the 20-year 421a tax abatement makes the effective cost of ownership significantly more attractive than the sticker price suggests.
The three-tower concept allows buyers to choose their architectural preference: Meier's white modernism, KPF's refined classicism, or Viñoly's sculptural expressionism. Each tower has its own interior design team (Champalimaud, Yabu Pushelberg, and Groves & Co), creating distinct living experiences within the same development. The Cipriani food hall at the base is the cherry on top.
On the honest side, the location is further west than traditional UWS addresses, and the walk to the nearest subway (59th Street-Columbus Circle) takes 8-10 minutes. The complex includes rental towers alongside the condos, which some buyers view as a negative. And the sheer scale of the development — over 1,100 units total — means a different energy than a boutique building. But for the buyer who prioritizes amenities, tax savings, and starchitect design, the value proposition is compelling.
International Buyers Welcome
Foreign nationals can purchase condominiums in Manhattan with no visa or residency requirements. Many international buyers use LLCs for privacy and estate planning. Manhattan Miami specializes in guiding international buyers through the acquisition process, from financing options to closing procedures.
Read Our International Buyer Guide →About Waterline Square
Connectivity and Transportation
Waterline Square benefits from excellent connectivity to the broader Manhattan grid. The 1 train at 59th Street-Columbus Circle is within walking distance, providing direct access to Midtown, the Financial District, and beyond. The A, B, C, and D lines at Columbus Circle expand reach across the city. The M57 and M31 bus routes serve the immediate neighborhood, and the West Side Highway offers seamless connections for drivers heading uptown, downtown, or across the George Washington Bridge. For those commuting by bicycle, dedicated lanes along the Hudson River Greenway make Waterline Square one of the most bike-friendly luxury addresses in the city.
Explore luxury condos in New York City or view Billionaires' Row for ultra-luxury developments. For international buyers, see our NYC guide for foreign purchasers.
Waterline Square is a residential building at 10 Riverside Boulevard in Upper West Side, Manhattan. Its architectural identity is associated with Richard Meier, KPF, Rafael Viñoly. The development team includes GID Development Group. The building was completed or delivered in 2019. The residential collection contains approximately 263 homes. The building rises 38 stories.
The building-specific features highlighted in the current profile include 100,000 SF Waterline Club, Three Starchitects, 20-Year Tax Abatement, Cipriani at Your Doorstep. These distinctions help explain how Waterline Square competes with other luxury properties in Upper West Side, but their value varies by residence, exposure and condition.
The amenity and service program includes areas organized around 100,000 SF Waterline Club, Cipriani Food Hall, 2.6-Acre Private Park, Sports & Recreation, Wellness. Buyers should confirm which facilities are currently operating, whether reservations or fees apply, and how staffing and amenity costs affect monthly carrying charges.
For a purchase at Waterline Square, the most important due-diligence items are the exact floor plan, natural light and exposure, view protection, renovation condition, taxes, common charges or maintenance, building financials and any transfer or sponsor-related costs. The $1,850,000 price guidance shown for the building is only a starting reference and should not be treated as a valuation for every residence. Current closed-sale evidence and directly comparable active units should guide negotiations.
The Upper West Side setting connects the building with nearby destinations including Upper West Side — Riverside, Parks, Riverside Park, Central Park. The practical value of the location depends on the buyer's daily routes, preferred parks, dining and cultural access, and tolerance for neighborhood activity.
Residence Collection
One & Two-Bedroom
900 - 1,800 SF
Three & Four-Bedroom
1,800 - 3,500 SF
Penthouse Collection
3,500+ SF
Residences from $1,850,000
World-Class Amenities
100,000 SF Waterline Club
Designed by Rockwell Group, the Waterline Club is one of NYC's most ambitious amenity programs: climbing wall, basketball, skate park, tennis, bowling, pool, golf sim, soccer, squash, and more.
Cipriani Food Hall
A Cipriani food hall, market, and restaurant at the base of the complex provides world-class dining and grocery without leaving the building.
2.6-Acre Private Park
A Mathews Nielsen-designed private park provides green space and recreation for all residents of the complex.
Sports & Recreation
- 30-foot rock climbing wall
- Full-size basketball court
- Half-pipe skate park
- Regulation tennis court
- Indoor soccer field
- Squash court
- Golf simulator
- Bowling alley
Wellness
- 25-meter saltwater lap pool
- Hot tub and steam rooms
- Saunas and massage rooms
- Treatment rooms
Social & Entertainment
- Screening room
- Art and music studios
- Dog playroom and salon
- 4,600 SF children's playroom
Food & Dining
- Cipriani food hall
- Cipriani restaurant
- Market and provisions
- Resident entertainment spaces
Outdoor
- 2.6-acre private park
- Mathews Nielsen landscape design
- Riverside walking paths
- Outdoor seating areas
Services
- 24-hour concierge
- Doorman service
- Package management
- Valet parking available
Kitchen
- Tower-specific premium kitchens
- Champalimaud (One), Yabu Pushelberg (Two), Groves & Co (Three)
- Sub-Zero and Miele appliances
- Stone countertops
Financial
- 20-year 421a tax abatement
- Significantly reduced carrying costs
- Tax-advantaged ownership
- Long-term savings versus comparable buildings
The Visionaries
GID Development Group
Developer
Richard Meier & Partners
Architect — One Waterline
Kohn Pedersen Fox
Architect — Two Waterline
Rafael Viñoly Architects
Architect — Three Waterline
Upper West Side — Riverside
Waterline Square sits on the Hudson River waterfront.
Parks
Riverside Park and the 2.6-acre private park.
Culture
Lincoln Center nearby.
Dining
Cipriani on-site plus UWS restaurants.
Transit
Multiple subway options.
Compare Waterline Square to Nearby Buildings
Buyers considering Waterline Square typically also evaluate these buildings
Frequently Asked Questions
What is Waterline Square?
Waterline Square is a three-tower luxury residential complex on the Upper West Side, with towers designed by Richard Meier, Kohn Pedersen Fox, and Rafael Viñoly. 263 condo units share the 100,000 sqft Waterline Club by Rockwell Group.
What is the Waterline Club?
The Waterline Club is a 100,000 sqft amenity facility featuring a 30-foot climbing wall, basketball court, skate park, tennis court, 25-meter saltwater pool, bowling alley, golf simulator, soccer field, squash court, screening room, art studios, and more. Designed by Rockwell Group.
What is the 421a tax abatement?
Waterline Square benefits from a 20-year 421a tax abatement that significantly reduces property taxes, lowering monthly carrying costs compared to similar buildings without the abatement.
Who are the architects?
Richard Meier & Partners designed One Waterline, KPF designed Two Waterline, and Rafael Viñoly designed Three Waterline. Each tower has distinct architecture and interior design teams.
How much do residences cost?
Prices range from $1.85M for one-bedrooms to $27M+ for penthouses. The 421a tax abatement makes effective carrying costs more favorable than the purchase price alone suggests.
Is there a Cipriani?
Yes — a Cipriani food hall, market, and restaurant is located at the base of the complex, providing world-class dining and grocery for residents.
Private Availability at Waterline Square
For current availability, pricing history, floor plans, and off-market opportunities at Waterline Square, request a confidential review with our advisory team.
10 Riverside Boulevard, New York, NY 10069
By submitting this form, you may be contacted by Manhattan Miami Real Estate LLC about your inquiry. View our Privacy Policy.
Manhattan Real Estate Market Intelligence
Market Context: Manhattan luxury condominium pricing is segmented by sub-market. The Billionaires’ Row corridor (57th Street, between Park Avenue and Columbus Circle) carries the highest price-per-foot in the United States, with trophy residences trading $4,000-$10,000+ per SF. Downtown Manhattan (Tribeca, West Village, Soho) has its own ultra-luxury tier driven by limited supply of new development. Upper East Side and Upper West Side condo medians sit materially below downtown trophy levels but offer larger floor plates and Central Park access. Pricing in Manhattan is sensitive to interest rates, mansion-tax brackets, and the offering-plan stage of any given building.
Sponsor-direct new development in 2026 includes 80 Clarkson (West Village), 255 East 77th (Upper East Side), 140 Jane (West Village), 1122 Madison (Carnegie Hill), and Mandarin Oriental Fifth Avenue. Completed buildings with sponsor inventory remaining include Central Park Tower, 220 Central Park South, 53 West 53, 111 West 57th, and 50 West 66th. Each carries a distinct sponsor history, construction lender, offering-plan amendment cadence, and 421-a or other tax-abatement status that must be diligenced individually.
Why This Matters: Manhattan’s structural inputs include the New York Attorney General-supervised offering plan process (provides buyer-side procedural protection not available in less-regulated markets), the depth of the resale market (high liquidity at exit), and constrained near-term supply (limited zoning capacity in core sub-markets). Risks to underwrite at contract: mansion-tax bracket inflation above $2M, transfer-tax assumption by buyer on sponsor sales, lot-line and view-corridor exposure on specific lots, condo board sublet and resale policies, and 421-a phase-out schedule where applicable. Status of any individual project, sponsor inventory level, AG offering plan amendment, pricing, or sales percentage should be verified at the time of inquiry.
Key Facts
- Trophy Manhattan condo $/SF range: $1,500-$10,000+
- Billionaires’ Row average $/SF: $4,000-$10,000+
- Downtown trophy (Tribeca/West Village) $/SF: $2,500-$6,000+
- Mansion tax: 1% above $1M, graduated brackets above $2M for buyer
- Typical sponsor contract deposit: 10%-20% at signing
- Standard buyer-attorney review window: 1-3 business days from contract delivery
- Sponsor-side commission: developer pays buyer agent on sponsor sales
- Tax-abatement programs (where applicable): 421-a, J-51, status verified building-by-building
- Foreign-national LLC ownership: common, structured at contract
Buyer Procedure
Manhattan sponsor-sales procedure: reservation form → offering plan delivery → buyer attorney review → contract execution and initial deposit → mortgage commitment (if financed) → closing at delivery. Sponsor-inventory and resale procedures differ; advisory pre-tour planning is recommended.
Manhattan Real Estate FAQs
What is the New York Attorney General offering plan?
The offering plan is the legal document filed with the New York Attorney General that governs the sale of every Manhattan condominium. It defines deposit handling, unit specifications, common charges, real estate taxes, sponsor obligations, and buyer protections. No Manhattan condo sale closes outside the framework of an accepted offering plan; amendments are filed periodically and reviewed by buyer attorneys at contract.
What is sponsor inventory?
Sponsor inventory refers to unsold units still held by the building’s developer (the “sponsor”). Sponsor units are brand-new, never lived-in, and may include negotiable pricing, closing-cost credits, and access to tax-abatement programs where the building has them. Sponsor-side transactions follow the offering plan, not the standard resale contract.
What tax abatements apply in Manhattan?
421-a is the most common Manhattan condo abatement, providing reduced real-estate-tax exposure for 10 to 25 years on qualifying new developments. J-51 applies to specific rehabilitated buildings. Each abatement has a phase-out schedule and building-specific qualification status that must be verified in the offering plan and the most recent tax certificate.
What closing costs apply on a Manhattan condo?
Typical buyer-side closing costs run 2% to 4% of price, including NYC and NYS transfer taxes (often assumed by buyer on sponsor sales), mansion tax (1% above $1M with graduated brackets above $2M), title insurance, buyer attorney fee, mortgage recording tax if financed, and prorated common charges and real estate taxes.
Are common charges the same as HOA fees?
No. Manhattan condos use the term “common charges,” not HOA fees. Common charges fund building operations, staff, amenities, and reserves. Real estate taxes are billed separately by NYC and are not part of common charges.
How does Manhattan Miami get paid on Manhattan transactions?
On sponsor-side new development purchases, the developer pays Manhattan Miami’s buyer-agent commission. Buyer representation is at no out-of-pocket cost to the buyer. On resale transactions, commission arrangements are disclosed at engagement.