Doing the "Combo Mambo" and other upsized dance moves

The Periwinkle family is feeling Blue because they need more space at home and don’t know if they can swing it.

They have two kids , both girls. Electric Lime is twelve and Mauvelous is eight, and they’ve been sharing a bedroom for their entire lives. (That’s normal on the LES!) Things were going swimmingly until Electric Lime started showing signs of becoming a teenager . (You know: Moods, ‘tudes, dudes, particular foods, and a propensity for the rudes.) Mauvelous, though, isn’t quite there yet, and doesn’t understand why her sister wants — and needs — space.

As a result, there’s more conflict in the room . Electric Lime demands “privacy” — something Mauvelous has never had to offer.

Their loving parents , Burnt Sienna and Outer Space, have been observing this and thinking more deeply about how to preserve the inner harmony of their home . (It’s really Burnt Sienna, as Outer Space lives up to his billing .) One solution is behavioral, but the truth is: the family needs to move! Electric Lime needs to occupy her own crayon box .

So they’ve started looking .

They want to be on the Lower East Side , where they’ll find few options — not because they don’t exist, but because this colorful family has particular tastes .

Here’s what they might consider:

Purchasing a unit in a new or modern condo , e.g., One Manhattan Square, 222 Les Tower + Lofts, 150 Rivington Street.

Renting something larger until they find a unit to buy; more a temporary fix , but possibilities exist within The Suffolk, The Rollins, Sioné, and elsewhere.

Buying a combination (“combo” or breakthrough) unit — the direction in which they are leaning (and — Spoiler Alert! — what we’ll delve into today).

To #1, they could consider a new condo. These, though, come designed and installed with the finishes and appliances set forth by the development team . They don’t want this because the Periwinkles would prefer to make their own creative decisions .

To #2, they could rent something. However, this is a temporary solution and means either accepting the existing aesthetic or only making superficial changes to reflect their tastes during the term of the lease.

The Periwinkles, therefore, are looking at #3 , for either an existing combo unit or two neighboring units that they can combine. (Here’s the catch with the latter, though: They have to be lucky enough to notice that two neighboring apartments are listed; or, better, they have to find one on the market and be able to get the neighboring unit off-market. It helps to have a real estate professional to help with all of these scenarios, but especially this last one.)

Aside from timing and being able to purchase two units at once — meaning negotiating with two sellers, getting to contract, and closing on both — if the unit hasn’t already been combined, they’ll have to factor the breakthrough into their budget because it costs money, time, paperwork, and board approval .

In short: It’s easier to buy units that have already been combined than waiting for the stars to align .

Is that the answer, then? Buy a pre-existing combo?

I say, “Yes. But.”

You say, “Why the But?”

Here’s why .

People such as the Periwinkles, i.e., those that want to buy a combo unit, are more likely to be successful if they either (a) Do not have particular tastes , or (b) Have unlimited budget . Since most do not have (b) the issue is (a).

It is rare to find an unrenovated combination unit .

Most have already been thoughtfully merged and upgraded by long-term owners — people like the Periwinkles — who invested heavily to create a home tailored to their needs. As a result, when these units do come to market, they’re priced to reflect that investment . The Periwinkles, therefore, will either have to pay market rate for a combo unit and then invest on top of that to re-design it, they’ll have to wait to get lucky , or they’ll have to know where most already-combined-unrenovated-units are. (Low floors. Shhh .)

To illustrate the point, let’s take a look at what’s been available — across sizes, condition, and price range — on the Lower East Side within the breakthrough class over the past few years.

208 East Broadway J405/406
List Price: $2,600,000

Bedrooms / Bathrooms: 3 BR / 3 BA
Building: Seward Park Co-op

Details: A 2,100 sq ft residence featuring 3 bedrooms, 3 bathrooms, a flexible fourth room/den, in-unit washer/dryer, and a private balcony.

Commentary: Currently on the market, this unit is striking — sleek, stylish, and built around a clear design point of view. The three bathrooms feature standout tile work, with additional detailing carried onto a structural column — once a focal point, now more subtly featured in the photo set.

This level of specificity is a double-edged sword . Thoughtful design can draw in aligned buyers, but it can also narrow the field for those with different tastes — as per the Periwinkles.

Not surprisingly, the asking price reflects the significant time, effort, and investment the current owners have made to shape the space to their vision.

210 East Broadway H501/502
List Price: $1,760,000

Bedrooms / Bathrooms: 3 BR / 2 BA
Building: Seward Park Co-op

Details: A 3-bedroom, 2-bathroom co-op with multiple exposures, a flexible floorplan, and custom closets and storage.

Commentary: This unit, no longer on the market, is a strong example of a highly viable combination. Modern but restrained, it leans on clean lines, open space, and predominantly white walls.

The personality comes through in the furniture and art — allowing buyers to see how the space can be customized without compromising its underlying integrity. Whether staged or real, the furnishings suggest possibility, while the blank canvas remains intact.

208 East Broadway J1201/7
List Price: $2,250,000

Bedrooms / Bathrooms: 2 BR / 3 BA
Approx. Size: 1900 SF
Building: Seward Park Co-op

Details: A 1,900 sq ft 12th-floor combination unit with southern exposures, 2-3 bedrooms, 3 bathrooms, and a balcony.

Commentary: Another unique unit — one that’s hard to fully appreciate without seeing it in person. It makes efficient use of space, incorporating interior bedrooms to maximize layout.

Though no longer on the market and now tailored to its new owner, the finishes were already strong : beautiful floors, a renovated kitchen, and an overall look that felt current and well maintained.

For the Periwinkles, this is where the tension comes in . They’d either need to embrace it as-is or buy at market and renovate on top of an already updated space — a scenario that requires a very specific buyer profile.

P.S. The dog did not come with the apartment.

575 Grand Street E1102/1103
List Price: $1,500,000

Bedrooms / Bathrooms: 4 BR / 2 BA
Building: East River Co-op

Details: An 11th-floor 4-bedroom combination unit featuring a balcony, laminate plank flooring in common areas, and a living room picture window.

Commentary: This unit represents a potential score — likely available at a lower price point than a recently renovated combo. There’s a clear mix of finishes, including original parquet alongside newer flooring, signaling some upgrades but not a full overhaul.

For buyers like the Periwinkles, that typically means a full makeover . With the right investment, there’s also upside — adding one or even two bathrooms and transforming the apartment into a long-term home with meaningful downstream value.

573 Grand Street D401/402
List Price: $1,735,000

Bedrooms / Bathrooms: 3 BR / 2 BA
Approx. Size: 1600 SF
Building: East River Co-op

Details: A 1,600 sq ft 3-bedroom, 2-bathroom residence with an industrial-scale layout and dedicated entry gallery.

Commentary: One of my favorite units in East River, this property is designed to create a sense of arrival — holding back at the entry, then unfolding dramatically.

It strikes a balance between ornate and restrained , with most of the personality coming from the artwork. Remove that, and you’re left with a blank canvas, similar to other units we’ve seen.

Here, though, the ceilings and pillars have been stripped down — a distinct aesthetic choice . It works in this setting, but a new buyer would need to either embrace it or invest to soften it. For the Periwinkles, maintaining the current character would likely require layering in their own art and design sensibility .

573 Grand Street #D1707
List Price: $1,995,000

Bedrooms / Bathrooms: 4 BR / 2.5 BA
Approx. Size: 2000 SF
Building: East River Co-op

Details: A 2,000 sq ft 4-bedroom, 2.5-bathroom duplex featuring a 293 sq ft private terrace and panoramic views.

Commentary: Finally, this renovated unit reflects a very specific use case for its current owner. Not shown here is the spiral staircase — a defining feature I’ve highlighted before, as this apartment touches on several More For LES themes and topics.

It’s relatively modern, with space (including a terrace ) and 270-degree city views. For the Periwinkles, the question is whether they can live with the layout as-is .

Having been through the apartment, I don’t think it works without adjustment. It would require a rethink — and for the Periwinkles, that means additional cost to make it truly feel like home.