10 Gracie Square (Upper East Side)
10 Gracie Square, New York, NY 10028
BBL 1015900030 · BIN 1051385
- Year built
- 1930
- Type
- Cooperative
- Units
- 42
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Subletting by shareholders
- Requires confirmation
- Pied-à-terre
- Permitted
- Pets
- Pets permitted; species and limits not stated
- Washer/dryer
- Permitted
- Maximum financing
- 50% of the purchase price
- Flip tax
- 3% of the purchase price, paid by the seller
- Doorman
- Full-time doorman
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
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.
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 water views over the East River that vary by floor and position; no view is protected without a recorded instrument. 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 cooperative, 10 Gracie Square admits purchasers through a board application and interview. Its documented terms cap financing at 50% of the purchase price, permit pieds-à-terre and do not permit subletting; confirm current liquidity and ownership requirements from its governing documents and application instructions.
Application and transaction fees
Fees below are from building management's published schedule, as of September 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
- Terms
- 3% of gross price
- Rate
- 3% of the purchase price
- Paid by
- Seller
Source: building management's published schedule, as of September 2026
Purchase
7 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application FeeConditional | Paid by Buyer | When With the application | Amount $600 or $1,000 (Trust Purchase - if permitted by Corporation) | Refundable Not stated |
| Application Processing Fee for Co-applicant or GuarantorPer applicant | Paid by Buyer | When With the application | Amount $250 per Co-applicant/ Guarantor | Refundable Not stated |
| Lead Based Paint Disclosure Fee | Paid by Seller | When With the application | Amount $75 | Refundable Not stated |
| Financing FeeConditional | Paid by Buyer | When At closing | Amount $300 (if financing) | Refundable Not stated |
| Closing FeePer share | Paid by Seller | When At closing | Amount $800 ($850 without a Broker) plus $0.05 per share | Refundable Not stated |
| Sale by an Estate or Trust - Closing FeePer share | Paid by Seller | When At closing | Amount $1,000 plus $0.05 per share | Refundable Not stated |
| Credit Report FeePer applicant | Paid by Buyer | When With the application | Amount $816.56 per applicant; $1,524.25 for a married couple (check payable to Fidelifacts - may also be submitted prior to submission of package) | Refundable Not stated |
Refinance
1 item
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $400 | Refundable Not stated |
Ownership transfer
1 item
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Transfer Fee | Paid by Shareholder | When With the application | Amount Contact Transfer Agent for fee schedule | Refundable Not stated |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Financing and purchase requirements
- Maximum financing
- 50% of the purchase priceSource: building management's published schedule, as of September 2026
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Subletting by shareholders
- Requires confirmationSources differ. Confirm with building management.
- Pied-à-terre ownership
- PermittedSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: The Roebling Team's building profile
- In-unit washer/dryer
- PermittedSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Fitness room, garage, storage, laundry roomSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $76,754/yr
- Per unit / month range
- $0 – $152
- Modeled exposure split equally across 42 units (the residential count on the city's lot record). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the inspector (QEWI) identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Management & transfer contacts
- Flip tax
- 3% of gross price, payable by Seller
- Sublet policy
- Requires confirmation
- Policies and 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, from The Roebling Research Library. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.
| 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 (recorded) 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). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. 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.
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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. East River views are the building's core value driver; they vary by floor and exposure, and no view is protected without a recorded instrument.
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.
Plan for the board review. Maximum financing is 50% of the purchase price and pied-à-terre use is permitted; confirm the current liquidity, occupancy and subletting requirements from the governing documents and application instructions. 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 — a modern condominium alternative on East End Avenue
- 45 East End Avenue — the Emery Roth & Sons riverfront co-op
- 25 East End Avenue — nearby East End building
More Upper East Side buildings
- 9 East 97th Street — 1925 co-op
- 10 East 70th Street — 1960 co-op by Emery Roth & Sons
- 10 East 85th Street — 1925 co-op
- 11 East 86th Street — 1960 co-op by Sylvan Bien
- 11 East 92nd Street
- 11–15 East 70th Street — 1909
The neighborhood
For the full corridor — architecture, 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.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
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.
646.939.7375 · c.cohen@compass.com