new with view at 448 W 37 / Glass Farmhouse duplex is large 1 Bed Wonder : Manhattan Loft Guy

Manhattan Loft Guy

Dec. 6, 2007 - new with view at 448 W 37 / Glass Farmhouse duplex is large 1 Bed Wonder

fascinating space, tantalizing views (until…)
Unit 12G at 448 West 37 Street (The Glass Farmhouse) was new to market yesterday, asking $2.595mm and $1,975/mo (condo) for "2,638 sq ft" (duplexed). The predominant views are east (4 windows on each floor) and south (5 windows on each floor), but there are the advertised "3 exposures" with one west window on each floor.

pioneers wanted
The area around the Farmhouse is still pretty under-served for $1,000/ft pricing. Big upside potential, yes. City-targeted new development to the south and west, yes. (The various Hudson Yards proposals were reviewed, among many other places, in the NY Times on Nov 24, with maps and schematics showing that project as just to the west and 4 blocks south of The Glass Farmhouse.) But it ain't Soho (yet!), as I quarreled with Max Gross of the NY Post 15 months ago (September 14, 2006: West 30s ready for a close-up (but send Max back to Bible study)).

There will be many fascinating views of construction sites, near and not-very-far from the windows at #12G, but it may be hard to tell for a while what actual "views" will be left over after the next (5 to 10 years??) of construction. Be careful.

views of what?
I have speculated before about what impact on Glass Farmhouse views the Dermot rentals over the Lincoln Tunnel spillways will have (July 3: losing whose sky in the new west / development over the Lincoln Tunnel a threat to Glass Farmhouse?) so anyone interested should certainly be careful about which sight lines may be lost here.

As I said then:

How much Glass Farmer sky will be impacted by Hudson Mews South will depend on how close that 18 story tower goes to 36^th Street and the setbacks, as the Glass Farmhouse extends south only to mid-block.

Some where there are renderings and models that would help answer that question. At the moment I don't know where, but sooner or later….

1 Bed Wonder-ful
At "2,638 sq ft", #12G is one of the larger One Bed Wonders I can recall. (February 24: what is a 1 bed wonder?)

Without doing too much renovation, one could certainly add a small bedroom where the lower floor "library" is, or a very small bedroom where the upper floor "office" is; otherwise, this is a wonderful space for people sharing one bed in that huge master suite.

"few remaining" true loft building??
I can't say I agree with Gabriella Winter and Alex Nicholas of Corcoran that The Glass Farmhouse is one of the "few remaining buildings that still offers true loft living", but this is true loft living, in a gritty nabe to boot. Twelve foot ceilings, an industrial past, an industrial vibe, steel I-beams and all those windows. Yup, true loft living. Just not one of the "few" buildings in which one can pull off that trick.

© Sandy Mattingly 2007

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Sandy Mattingly is Manhattan Loft Guy; now with The Corcoran Group, he can be reached most easily at Sandy@ManhattanLoftGuy.com or 917.902.2491. Since March 2006, this blog has addressed matters of interest to Manhattan coop or condo loft apartment dwellers, buyers, sellers, and others interested in New York City real estate.

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Dec. 6, 2007 - new with view at 448 W 37 / Glass Farmhouse duplex is large 1 Bed Wonder

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