Studio Apartment Combinations In NYC: Costs, Timelines & Surprises To Plan For

Table of contents

• Value-Add Opportunities Unique to Studio Combinations
• Common Mistakes That Diminish Value
• Understanding NYC’s Regulatory Landscape
• Cost Considerations for Studio Apartment Combinations in NYC
• Who Is Best Suited For Studio Apartment Combinations?
• Step-By-Step Process For Studio Apartment Combinations In NYC

When searching for a comfortable new home in NYC, identifying the ideal apartment to meet your specific spatial requirements isn’t always easy. In some instances, the preferable solution may actually require thinking outside your preconceived buying scenario. For many clients, the path towards a preferable floor plan can require combining two studio apartments. 

The trend of combining apartments in NYC has only continued to rise since the 90s, and the rationale is simple - when there’s no availability to meet your needs, availability must be created. With an apartment combination of two studios, your flexibility is maximized, as this blend of blueprints brings about the opportunity to gut renovate the adjoined space and rebuild to your exact preferences. 

Whether the unit next to your current studio just hit the market or you’ve somehow found the rare opportunity to buy two neighboring units in effort to combine them, the following guide on combining two studio apartments will set the proper expectations for your proposed merger. With experience in combining apartments in NYC, we’re able to break down the pros, cons, and process for complex combinations of studio apartments where space optimization is crucial. 

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[#1]Value-Add Opportunities Unique to Studio Combinations [#1]

When combining two studio apartments, the value is implied. However, if you’re on the fence about making the merger, here are some factors to consider that may sway your decision. 

Creating Larger, Desirable Spaces

This one may be obvious, but combining two studio apartments in NYC is an excellent way to turn compact spaces into a more open, livable home. This type of tactful renovation makes for an ideal solution for anyone who wants more flexibility than a standard studio allows—whether you are starting a family, need a home office, or just want room to breathe.

Premium Per-Square-Foot Value

In the NYC market, larger apartments often command higher per-square-foot prices compared to standalone studios. By combining studios, owners earn a premium valuation due to the increased functionality and added luxe appeal of the space. For instance, a combined studio-turned-one-bedroom or loft-style co-op might appeal to professionals or small families who value open layouts and higher-end finishes. For instance, two separate studios in a mid-tier pre-war building may sell for $650,000 each. A combined and renovated one-bedroom unit in the same building could return $1.5 million, highlighting the added value of the apartment combination. 

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• Further Consideration: Cost Comparison: Buying A Turnkey Apartment VS Renovating A Fixer Upper In Manhattan

Customizable Layouts for Modern Needs

Studio combinations offer the flexibility to tailor your NYC apartment with modern necessity. Instead of being nestled into a traditional studio with a narrow galley kitchen and minimal elbow room throughout, combining two studio apartments allows homeowners to consider elevated home attributes such as open kitchens, home offices, or multi-use living areas. Space! Finally.

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[#2]Common Mistakes That Diminish Value[#2]

Having a more opportunistic layout is obviously preferable. However, just because homeowners or new buyers invest heavily doesn’t mean they're in love with the results. Below are three common mistakes made when combining two studio apartments in NYC without the support of a full-service design-build firm who handles all aspects of your renovation. 

Poor Layout Decisions

Failing to optimize the space in your studio apartment combination can negate the potential gains. For instance, leaving awkward hallways or unused corners may reduce the overall functionality and appeal. For this reason, proper planning with an architect or interior designer is critical.

Ignoring Building Rules 

Some co-ops and condos in NYC have restrictions on structural changes, plumbing adjustments, or even how large a unit can be after a combination. Before starting any combination of two studio apartments, work with professionals who identify ways to best navigate board approvals and building requirements to keep your project moving smoothly.

Not Factoring In Market 

Certain clients get carried away with high-end finishes, but not every upgrade adds value. If the renovation goes beyond what is typical for the building or neighborhood, or your combined style ends up mismatched, you might end up spending more than you can get back when hitting the market for resale. A well-planned apartment combination finds the right balance of materials—improving function and design while staying in line with what makes sense for the surroundings.

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[#3]Understanding NYC’s Regulatory Landscape[#3]

Combining two studio apartments in New York City involves navigating a series of regulatory hurdles, including compliance with the NYC Department of Buildings (DOB), zoning laws, and often, co-op or condo board restrictions. Here is a breakdown of key considerations:

Building Code And Zoning Requirements

Minimum Room Sizes: NYC Building Code mandates minimum dimensions for habitable spaces, such as living rooms and bedrooms. For example, living rooms must generally have at least 80 square feet of floor area and ceilings at least 8 feet high.

Egress and Fire Safety: Alterations must maintain or improve fire safety and egress standards, such as adding compliant smoke detectors and ensuring proper emergency exits.

Zoning Density Restrictions: NYC zoning laws regulate the maximum allowable number of dwelling units per lot, impacting whether two studios can be legally combined.

Common Challenges And Board Restrictions

Studio apartment combinations in NYC can be uniquely challenging due to:

Impact on Building Infrastructure: Modifying utilities, like plumbing and electrical systems, may require substantial updates to meet code.

Co-Op and Condo Board Approval: Boards may impose additional rules, such as limitations on structural changes or noise considerations. Clear, well-prepared proposals are essential to gaining approval.

Gallery’s Approach to Navigating Regulations

With so many factors at play—building codes, zoning laws, and board approvals—combining two studio apartments in NYC requires careful planning and thoughtful execution. A mistake can lead to delays, unexpected costs, or even project denial. That is why partnering with a full-service design-build team like Gallery is essential. Below is how we manage every detail to ensure a seamless, code-compliant apartment combination in NYC:

Seamless Design & Construction: Our integrated team of architects, designers, and builders collaborates from start to finish, eliminating gaps between planning and execution.

Preemptive Planning: We conduct thorough feasibility studies and employ licensed architects to ensure designs comply with both DOB and zoning regulations.

Streamlined Permitting: With our strong DOB relationships and strategic use of permit expeditors, we streamline the process for securing Alteration Type-1 or Type-2 permits, minimizing delays.

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[#4]Cost Considerations for Studio Apartment Combinations in NYC[#4]

Combining two studio apartments offers a chance to create a more functional, spacious home, but it requires careful financial planning. From renovation costs to regulatory expenses and market comparisons, here is what to expect when budgeting for your project.

How Much Does It Cost to Combine Two Studio Apartments In NYC?

Renovation costs depend on several factors—unit size, age, hidden surprises—but the biggest factor? Materials. The more custom or high-end you go, the higher the price. Below is a general breakdown of renovation costs for studio apartment combinations in NYC.

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Upper Mid-Tier Renovations

• Cost Range: $250 to $450 per square foot
• Scope: Includes all labor and materials for updated kitchens, bathrooms, flooring, and electrical work.

Luxury Renovations

• Cost Range: $450 to $800+ per square foot
• Scope: Incorporates premium finishes, custom millwork, smart home technology, and restoration of pre-war details.

For a 1,000-square-foot combined unit, renovation costs could range from $250,000 to $800,000, depending on the level of finishes and complexity.

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Is Combining Two Apartments Cheaper Than Buying One Larger Unit?

Combining two apartments can provide more cost flexibility. While the cost per square foot for renovations can be high, the overall expense may still be lower than buying a comparable, larger unit in a competitive NYC market.

For example, a 1,000 SF two-bedroom in Manhattan could cost $1.5M or more, whereas purchasing and renovating two studios might total $1.1M to $1.3M. If location and customization matter most, this approach can be a smarter investment.

Regulatory Costs to Consider

Beyond construction and material costs, apartment combinations in NYC come with additional regulatory expenses, including:

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• Permit & Compliance Fees: $15,000–$30,000
• Co-Op & Condo Board Fees: Varies by building

These approvals can impact both cost and timeline, making it essential to work with professionals who understand the process.

What Is the Return on Investment (ROI) On A Studio Apartment Combination In NYC? 

A well-designed studio combination in a prime NYC neighborhood can pay off in multiple ways:

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• Short-Term: These units often sell for more per square foot than the original studios combined.
• Long-Term: Staying in the unit can maximize value—not just through market appreciation but also by avoiding the costs of upgrading to a bigger, more expensive apartment.

Beyond the finances, you have a home that actually works for your lifestyle. Always ideal.

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Key Cost Variables & Timeline Considerations

Apartment combinations are larger in scope than standard renovations, requiring more time for planning, approvals, and execution. On average, these projects take:

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• 5–6 months for planning (design, permits, approvals)
• 5–7 months for construction

Your timeline and costs will largely depend on the following factors:

Extent of Floor Plan Reconfiguration

Even the simplest studio combinations require two key updates:

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• Capping one of the kitchens
• Creating an entry between the two units

This defines the legal framework for an apartment combination in NYC. However, most projects are far more complex. Two layouts rarely align perfectly, requiring structural adjustments for a seamless flow.

Reconfiguring walls often triggers additional costs for rewiring, plumbing updates, and compliance with building codes. The more extensive the layout changes, the longer and more expensive the project will be.

Pre-Existing Site Conditions

Beyond layout adjustments, the existing conditions of both units significantly impact cost and feasibility. Key factors to evaluate include:

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• Floor Alignment: Are the floors level, or will adjustments be needed?

• Ceiling Heights: Do both units have consistent ceiling heights, or will modifications be required?

• Wall Conditions: Do adjoining walls align properly, or will structural work be necessary?

• Plumbing & Laundry Relocation: Will moving wet areas (kitchens, bathrooms, laundry) be restricted by “wet over dry” rules?

Any misalignment between the two units can increase renovation costs and extend the timeline, making a thorough assessment essential before starting the project.

Special Considerations For Co-Op Studio Combinations 

All NYC apartment combinations require building approval, but co-op combinations come with additional hurdles:

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• Full Co-Op Board Approval: Unlike condos, where approval is often straightforward, co-ops may have aesthetic restrictions, financial requirements, or rules affecting maintenance fees.

• Building-Specific Stipulations: Some co-ops impose structural limitations or extended approval timelines.

Working with a renovation partner experienced in co-op board negotiations ensures your project does not get stalled before it starts.

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[#5]Why A Design-Build Firm Is Best Suited For Your Studio Apartment Combination[#5] 

Apartment renovations in NYC already involve tons of moving parts, so as you can imagine, combining two apartments into one only adds further complication. There’s added spatial planning and twice the design required, meaning more material selection and longer procurement. Plus, added approvals and construction precautions. To supervise the various moving parts and ensure everything lines up literally and figuratively, consider the services of a full-service design-build firm with expertise in apartment combinations, like Gallery KBNY. 

All Services Required Managed Under One Roof

The most effective way to organize and manage a project of this scope is to centralize all components required — and that’s exactly where Gallery brings the most value to our customers. For all of our residential renovations, we handle every part of the process, from start to finish. Here are the services our NYC apartment combinations include: 

Architecture Services 

When considering the architecture services involved in a design-build firm model, our in-house renovation architect starts by understanding the client's goals and creating an optimal layout and design. They handle all architectural drawings, floor-plan reconfigurations, blueprints of the apartment combination, and necessary filings with the NYC Department of Buildings. The process includes detailed digital renderings of the final design, providing a clear visual representation of your completed NYC apartment combination before work even starts. 

This fully-integrated architecture design-build process simplifies the renovation process and aligns all aspects of the project under one roof, focusing their efforts specifically on your design goals, based around a predetermined budget and timeline established at the outset of the process. This approach is quite different from hiring a traditional independent architect, where your input may be minimal and your costs may be excessive, as materials are typically 50-100% more expensive when aiming for the true one of a kind appeal an independent architect seeks. For a more detailed comparison of the two approaches, read What Kind Of Architect Is Best For Your NYC Apartment Renovation?

Interior Design Services

Choosing a design-build firm over an individual interior designer offers several benefits. In our model, the interior design of your combined apartments is driven by our in-house interior designer. They handle initial planning and material selection while overseeing procurement and installation, working with our architect, liaisons and construction managers throughout the process to ensure all designs are cohesive and functional. This all-inclusive service provides a smoother and more integrated renovation, which is vital when combining two apartments into one and bridging the gap between two previously distinct designs. 

Board Approval And Permitting Services

Design-build firms take on the responsibility of handling all red tape involved in apartment combinations. This includes reviewing and satisfying the alteration agreement, filing all relevant architectural plans with the Department Of Buildings, and procurement of all necessary permits. We also handle all LPC approvals and requirements. In addition, we also fully take on the approval process with the building management company and co-op board. Read more about our board approval and permitting services. 

Construction And Renovation Site Management Services

The lynchpin of our design-build process are our project managers, who handle construction and renovation site management services. By working together with our architects and designers, they create customized project plans tailored to clients' unique needs and requirements, while also addressing the many logistical and regulatory challenges that arise when combining two apartments into one. Between initial site assessments, detailed project plans, risk assessments associated with blending properties, compliance checks, and consistent management of the workforce, our project managers ensure your NYC apartment combination is executed to exceed expectations. 

Transparent Costs, Delivered Up Front

Design-build firms offer a distinct advantage by providing comprehensive project estimates, including construction management fees, before any contract is signed. This proactive transparency ensures clients understand the full cost from the outset. This is unlike traditional design-bid-build contractors or independent architects, who typically reveal full costs only mid-way through the process, once all design and architectural components are considered and additional sub-contractors are brought into the equation. More transparency up front means less stress throughout what is already going to be a challenging process.

Meticulous Planning to Prevent Surprises

Design-build firms further differentiate themselves with their proactive approach to project planning. With a team that conducts thorough site assessments, crafts detailed schedules, and anticipates all potential hurdles, these all-inclusive firms minimize the risk of unexpected delays. In contrast, traditional contractors often face unforeseen complications mid-project, leading to disruptive change orders and further budget overruns. Design-build firms' meticulous planning ensures a smoother, more predictable renovation experience - which is key when taking on a project as significant as an apartment combination in NYC.

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[#6]Step-By-Step Process For Studio Apartment Combinations In NYC[#6]

Combining apartments in NYC requires a strategic approach from the outset, only achieved by getting a true understanding of the client’s unique vision and financial parameters. This foundational understanding sets the stage for comprehensive collaboration from day one, where we work closely with clients to explore the practical possibilities of their project in hopes of forming a mutually beneficial partnership. 

Our Process | Feasibility & Concept Design

Phase 1 - Intro Phone Call

Prior to signing any contracts, our team gets an understanding of the client’s goals and budget for their planned NYC apartment combination. 

Phase 2 - Site Meeting

After that preliminary consultation, we assess the potential project up-front and on-site with the client.

Phase 3 - Concept Design And Project Budget

If the project appears feasible, our design team and architect deliver an initial concept design, which guides the projected budget and timeline on our formal proposal. 

If our design strategy and proposal are agreeable, we kick off our pre-construction and interior design process of our NYC apartment combination process.

Our Process | Pre-Construction & Formal Design

Before any walls are knocked down, our project managers survey the site and build timelines for your NYC apartment combination according to client goals, while all structural adjustments are considered by the architect and accounted for in an updated blueprint. 

As the plans are built and awaiting approval by all parties, our designers are working in tandem with clients to fulfill their design dreams, streamlining material confirmations to our liaisons for procurement. 

Phase 1 - Inspections, Diagnostic Testing & Risk Management

While we can often identify many potential surprises ahead of time during our initial walk-throughs, a more thorough phase of inspections must take place to verify all internal elements are equipped for the upcoming combination of apartments, probing walls and bringing specialized contractors for sign-offs. 

Phase 2 - Formal Design & Material Procurement

Whether sourcing on-site from a showroom or drawing inspiration from your mood board, our design process for apartment combinations is catered to our clients’ needs in every way possible. 

Phase 2 - Digital Design Renders 

After materials have been sourced, we create life-like digital renderings of the renovated apartment. This includes every aspect of the design, from flooring to fixtures, even showing how renovated rooms will look under different lighting settings. These high-end renderings provide a visual accompaniment to the blueprint that guides construction and helps clients tweak final design decisions like paint color or fixture height. The kitchen render to the right is from our Manhattan condo renovation at The Chelsea Mercantile on 252 Seventh Ave. See the completed kitchen directly below.

Phase 3 - Building Submission

Formal submission is required to ensure respective building codes and energy codes are met upon combination of two apartments. 

Phase 4 - DOB Submission, Approval & Permits

Since apartment combinations in NYC are far from the norm, the associated approvals and permits tend to be more complicated. For co-op combinations, this process also requires obtaining a tentative tax lot number from the Department of Finance.

Phase 5 - Production Calendar & Logistics

Once plans are approved by all parties and all designs have been signed off by the client, the production calendar can be put into motion and production can begin.

Our Process | Production

When combining two apartments in NYC, the production is considerably more complicated than the average renovation. Yet, when properly planned, the execution becomes streamlined and considerably more efficient. Below are the components of our production process: 

• Demolition Of Both Apartments
• Initial Inspections
• Framing & Rough Carpentry
• Electrical & Plumbing
• Delivery Of Finishes And Fixtures
• Finish Carpentry & Installation Of Finish Fixtures
• Final Inspections & Walk-Throughs
• Close Out Of Permits, Completion Letter, And Sign-offs

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Examples Of Our Apartment Combination Renovations In NYC

Gallery has a proven track record of managing costs while delivering high-value renovations. Our team emphasizes value engineering, ensuring every dollar spent contributes to both aesthetic and functional upgrades. Through careful planning, we help clients navigate potential pitfalls while maximizing ROI.

Whether you’re weighing the cost benefits of combining studios or purchasing a larger unit, a well-executed renovation can unlock both immediate comfort and long-term value.

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Co-Op Apartment Combination Gut Renovation In Greenwich Village | 180 Thompson St

Our client originally purchased a one bed, one bath co-op in a seven-story building in Greenwich Village. Years later, another one bedroom sponsor unit became available next door, which he purchased in hopes of an apartment combination. The goal was to create a more spacious apartment with two bedrooms and two bathrooms, while also combining the two outdoor deck spaces each unit offered. To accommodate, we fully gut renovated both spaces (with the exception of one recently-updated guest bathroom), then combined the two apartments to create an immersive and elegant home that allowed him to settle into his post-bachelor life with added comfort and desirability. View the full apartment renovation before and after.

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Brooklyn Heights Pre-War Co-Op Combination | 61 Pierrepont

When our clients welcomed their first baby, they saw an opportunity to create a more family-focused home without leaving their beloved Brooklyn Heights neighborhood. Having lived in the area for years, they valued the schools and community but needed more space. Instead of a full gut renovation, they chose to preserve the pre-war charm of their two-bedroom unit in their landmarked building at 61 Pierrepont, including original floors and the kitchen, while formally combining the space with a neighboring studio apartment. Our team renovated all the bathrooms, added new wall moldings, updated the lighting, and installed HVAC, blending modern functionality with timeless details to turn their tight and dated apartment into a warm, family-friendly home. View the full renovation via our before and after or the rest of our portfolio of NYC apartment combination before and afters.

Conclusion

If you’re planning a renovation that involves combining two apartments into one in New York City, learn more about what separates a fully-integrated design-build firm like Gallery KBNY from would-be alternatives, view our apartment renovation before and after portfolio, or contact us to see why our New York City apartment renovation and remodeling services are the most mindful choice when choosing a home renovation contractor in NYC.