in many ways, PHA at 71 Park Avenue, is a perfect home.

After all, it has a royal flush of wish list items:

- True penthouse

- Direct living terrace that wraps around the entire apartment

- High ceilings

- Wood burning fireplaces

- Four exposures, yet completely private.

Upon entering PHA you are immediately struck by the spaciousness of the living room. At 25' x 15', the main space is ample sized, but the ceiling height, large windows, and the open access to the generous kitchen make it feel even larger. However, despite being large, the room also offers an immediate sense of intimacy, largely due to the large wood-burning fireplace and the inviting double French doors to the terrace.

The terrace itself also has excellent characteristics, some of which might not be self-evident to the casual observer. As a true penthouse, terrace, it hides perfectly behind the building's parapet. At 71 Park Avenue that parapet is relatively low (no view obstruction) and wide (very secure even). Just like it sets back from the facade it also ducks behind the neighboring facades, making sure you are protected from all but the worst of weather conditions. You can even protect yourself from the sun as the entire terrace can be covered by motorized awnings. The terrace, and the apartment itself also have a heightened level of privacy that is a direct result of the width of Park Avenue above 34th street. The main terrace measures an impressive 64'x9'2". At this width you can have a dining table and comfortably walk around it, making it ideal for Covid-safe diner parties. The 64' length means you have plenty of room to create distinct areas for dining, lounging, tanning and bocce-ball.

Adding even more desirability, this penthouse features winged bedroom suites each of which has east and west windows, giving them excellent cross ventilation, as well as a windowed bathroom. The master bath has a jacuzzi tub, while the secondary bathroom has a steam shower, so you can check those off your wish list as well.

While we have the wish list out, let's also check off, vented range, windowed kitchen, dishwasher, built in microwave, wine storage, wine fridge, and a dining counter. All can be found in the custom-made kitchen. Just beyond the kitchen is a laundry room with vented washer and dryer.

The last boxes to be checked are; condo and your own private, ducted central AC system, allowing full autonomy over your temperature all year.

- a capital assessment of $261.82 is in place

(both fireplaces currently have gas inserts, but can be made wood burning again)