#conv 3br

[homebildr]

455 East 86th Street, 21E

If you are looking for a 3 bedroom condo on the Upper East Side for less than $2M - the entire Upper East Side - today, April 3rd, 2014, you have four apartments to choose from.  That's right, just 4.  And there is a good chance some of those are really gone.

Streeteasy's latest market report says inventory is at a 7 year low. Well, the good news is that if you are willing to do some work, you can still find some opportunities to get value in a crazy market by reconfiguring a layout to make it work for you.

Here we took a 2BR condo (with private outdoor space and a pool in the building) and turned it into a easy flowing 3 bedroom. The easy part was dividing the nearly 19 foot master bedroom in two.  However, the challenge was figuring out how to access each half of the room, since there was a large, en suite bathroom blocking the way.  However, with some creative maneuvering, we cut the master bath in half to create a new hallway and provide access to the new rooms.  And we now have the condo of your dreams - replete with big views and every amenity - for the price of a 2BR home.

Original listing/floorplan:

http://streeteasy.com/building/the-channel-club/21e

Homebildr pages:

http://homebildr.com/home/533ccf499a642974d0421bdb/455-east-86th-street%2C-21e

http://homebildr.com/home/533dcf569a642974d0421c06/455-east-86th-street%2C-e-line#

[homebildr]

250 West 94th Street,12E

Here we took a 1 bedroom with dining room at 250 West 94th Street, and converted it into a 3 bedroom with home office. This specific apartment, 12E, is listed for $975K, and is nicely renovated. The construction will involve removing and rebuilding walls, new lighting and electrical in the reconfigured space, and replace flooring where needed. The whole renovation should cost less than $100K (bathrooms and kitchen to be left as is). In all, a 3BR 1.5BA apartment in a prime UWS pre-war full service building for less than $1.1M.

Original listing:

http://streeteasy.com/nyc/sale/1066483-coop-250-west-94th-street-upper-west-side-new-york

Original floor plan:

http://img.streeteasy.com/nyc/attachment/show/1528297-the-stanton-250-west-94-street-new_york.jpg

Homebildr link:

http://homebildr.com/home/531f38959a6429149ce880f9/250-west-94th-street%2C12e

Click through and hover over the Homebildr floor plan image in the upper left corner and click on the "create new home from this floorplan" to be able to modify this floorplan and make it your own...

[homebildr]

500 East 83rd Street, 7J

500 East 83rd Street, 7J is a 1221 Square Foot home with 3 bedrooms, 2 baths and 0 half baths.

This is one of the easiest ways to convert a "convertible" 3 bedroom into a true 3 bedroom apartment.  Here we created a hallway from the walk-in closet in the master bedroom.  It is now a real 3 bedroom because all of the bedrooms are accessed from a common hallway, and not simply a door off the living room.  These layouts also work nicely with a modern "open concept" - the 24' living room allows for a "great room" with the living area near the windows, and the dining area adjacent to the open kitchen. And the best part is that this modification can be done with very little expense. Tell us what you think!

Link to original listing:

https://streeteasy.com/building/500-east-83-street-new_york/7j

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