10 Gracie Square (Upper East Side)
10 Gracie Square, New York, NY 10028
Yorkville, Upper East Side
BBL 1015900030 · BIN 1051385
- Year built
- 1930
- Type
- Cooperative
- Units
- 42
- Landmark
- No
Every recorded sale at this building, 2003–2025
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- Recent range
- $4M – $5.6M
- Listing discount
- 6.4%
- Recorded transfers
- 31
10 Gracie Square is among the most exclusive cooperatives in Manhattan — a 1930 Art Deco building at the eastern terminus of East 84th Street, perched directly above the East River in the small, quiet Gracie Square enclave. Built for a development group headed by John Drummond Kennedy and designed by Van Wart & Wein with Pleasants Pennington and Albert W. Lewis, the address is itself a credential: Gracie Square is a short, gated-feeling stretch where a handful of pre-war cooperatives face Carl Schurz Park, Gracie Mansion, and the open water, insulated from through traffic and the density of the broader Upper East Side.
The building's scarcity is structural. With only 42 apartments across 16 stories, 10 Gracie Square averages well over 5,000 gross square feet per unit — among the very largest per-apartment footprints of any building in this research set. These are not standard apartments; the building has long been known for sixteen-room layouts, duplexes, and triplexes of a scale that simply no longer gets built. That rarity, combined with the riverfront position, a through-block private driveway, and a porte-cochère arrival, places 10 Gracie Square in the top tier of pre-war Manhattan residential addresses.
The architecture matches the ambition: an unusual façade treatment and one of the more elaborate rooftop crowns on the East Side — a silhouette that reads clearly from the river and from Carl Schurz Park. For buyers, 10 Gracie Square represents a specific and rarely available proposition: enormous pre-war apartments, direct river frontage, a cloistered low-traffic setting, on-site parking, and the discretion of a very small, very selective cooperative.
Architecture and unit composition
The 42 apartments are defined by their scale. The building's long-standing reputation rests on its largest configurations — full- and half-floor layouts, duplexes, and triplexes with the kind of room count (libraries, formal dining, multiple staff rooms, river-facing entertaining floors) that characterizes the apex of pre-war Manhattan design. Even the building's smaller apartments are large by any contemporary standard.
Pre-war signatures throughout: generous ceiling heights, formal galleries, separated entertaining and private zones, substantial service infrastructure, and period detailing in varying states of preservation and renovation. The river-facing eastern exposures are the building's defining asset — open, permanent water views over the East River that no future construction can obstruct. The private through-block driveway to 83rd Street and the porte-cochère arrival sequence reinforce the sense of a self-contained, cloistered address.
Building operations
10 Gracie Square operates as a full-service pre-war cooperative at the highest staffing tier — full-time doorman coverage, attended elevators, and a live-in resident manager. The amenity set is distinctive: the private through-block driveway and porte-cochère, an on-site garage, a fitness center, a garden, private storage, and central laundry, with washer/dryers permitted inside apartments. Pets are permitted.
As a very small and historically discreet building, 10 Gracie Square reviews purchasers rigorously. Board review at buildings of this caliber is traditional and selective; prospective purchasers should expect a thorough approval process with attention to financial depth and primary-residence intent.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $18,697/yr
- Per unit / month range
- $0 – $37
Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent). Source: NYC DOB facade filings (FISP) · The Roebling Research Library.
See the full facade history →Management & transfer contacts
- Flip tax
- 3% of gross price, payable by Seller
- Sublet policy
- Not Allowed
- Notable fees
- Max financing 50%; App Fee $600/$1,000 (trust); Closing $800 ($850 w/o broker) + $0.05/share; Financing Fee $300
Recent sales
Recent transfers at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Nov 21, 2025 | 8D | 3 BR · 3 BA | $4,000,000 | -6.9% | |
| Sep 11, 2023 | 10A | 5 BR · 5.5 BA · 4,750 sf | $5,600,000 | $1,179/sf | -19.4% |
| Jun 23, 2022 | 9 | 5 BR · 5.5 BA · 4,500 sf | $6,600,000 | $1,467/sf | -10.2% |
| Oct 29, 2018 | 7A | 5 BR · 5.5 BA | $7,865,981 | +12.5% | |
| Jun 28, 2018 | PHS | 4 BR · 4 BA | $10,500,000 | -8.7% | |
| Jun 5, 2018 | PHN | 2 BR · 5.5 BA · 4,850 sf | $11,100,000 | $2,289/sf | -12.9% |
| Feb 27, 2018 | 6C | 2 BR · 3 BA · 2,400 sf | $3,600,000 | $1,500/sf | +2.9% |
| Jan 18, 2018 | 10G | 5 BR · 5,000 sf | $9,642,500 | $1,929/sf | -3.6% |
Market read. $/sf is measured on the latest sales with reliable square footage (2023): a median $1,179/sf across 1 sale. The building has traded as recently as 2025. Median listing discount 7.0% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Apr 13, 2006 | 9 | $8,450,000 |
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01590-0030) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
Scarcity defines everything. With 42 apartments and very low turnover, inventory is intermittent and each opportunity is distinct.
The river frontage is the asset. Permanent, unobstructable East River views are the building's core value driver.
On-site parking and the porte-cochère are rare luxuries. The private driveway and garage set the building apart from nearly all of its pre-war peers.
Apartments are very large. This is a building of full-floor, duplex, and triplex residences; buyers seeking smaller formats will find essentially none.
Board review is rigorous. Expect a traditional, thorough approval process consistent with the highest tier of pre-war cooperatives; financial depth and primary-residence intent matter. Pets are permitted.
What to know if you’re selling
The address sells itself, but apartment specifics carry the price. Gracie Square, river frontage, the porte-cochère, and 1930 pedigree are the headline; floor, exposure, room count, and renovation history determine value.
Comparable analysis is bespoke. With so few units and so much variation, pricing relies on the rare relevant trade plus broader trophy-market context rather than dense internal comps.
Closing timelines are co-op standard. Plan on roughly 6–10 weeks from contract to closing, with allowance for a deliberate board process.
Comparable buildings
If you're considering 10 Gracie Square, also evaluate:
- River House — the comparable trophy river-frontage pre-war co-op, Sutton-area
- 180 East End Avenue — large East End / river-adjacent building
- 60 East End Avenue — East End full-service building near the river
- 40 East End Avenue — East End pre-war peer
- 45 East End Avenue — the Emery Roth & Sons riverfront co-op
- 25 East End Avenue — nearby East End building
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
Considering a move at 10 Gracie Square?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 10 Gracie Square would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.