1088 Park Avenue
1088 Park Avenue, New York, NY 10128
Carnegie Hill, Upper East Side
BBL 1015000040 · BIN 1046956
- Year built
- 1925
- Type
- Cooperative
- Landmark status
- Not an individual landmark; in the Park Avenue Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Pets
- Pets permitted; species and limits not stated
- Flip tax
- 2% of the purchase price, paid by the buyer
- Doorman
- Full-time doorman
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 3BR median, 2023–2026
- $3.1M
- 3 qualifying sales
- Recent range
- $2.3M – $4.8M
- Listing discount
- 4.1%
- Recorded transfers
- 69
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 1088 Park Avenue 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.
1088 Park Avenue is a 1925 cooperative designed by Mott B. Schmidt. The building wraps a reported quarter-acre private garden courtyard with an Italianate fountain, seasonal plantings and seating.
Schmidt’s work included private houses for the Vanderbilt, Rockefeller and Astor families. At 1088 Park, the gray-brick neo-Classical exterior has a three-story limestone base and a rusticated, canopied two-story entrance arch.
The building occupies the Park Avenue blockfront between East 88th and East 89th Streets, near Cooper Hewitt and the Guggenheim. Evaluate the actual location and apartment alongside dated comparisons instead of assigning a price tier from the architect or neighborhood.
Architecture and unit composition
The roughly 84 apartments span 15 stories, with larger two-, three- and four-bedroom layouts. Many residences face the interior garden; inspect their light and sound conditions rather than assuming that orientation guarantees quiet.
Schmidt-era signatures recur throughout: high ceilings in the primary rooms, formal entry galleries, separate dining rooms, eat-in kitchens with butler's pantries, and service wings consistent with 1920s luxury apartment design. Many lines accommodate in-unit washer/dryers within a dedicated laundry off the kitchen. Apartment-to-apartment variation is significant — floor altitude, garden versus avenue exposure, and renovation history all matter substantially to value, and no two lines price identically.
Building operations
1088 Park operates as a full-service prewar cooperative with full-time doorman coverage, attended elevators, an on-site superintendent, fitness center and private storage.
Reported policies allow financing up to 50% of purchase price, with a 2% buyer-paid flip tax at closing and pets permitted. Review the current proprietary lease and house rules. The building is within the Park Avenue Historic District; exterior work requires LPC approval.
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
- Equal to 2% of the gross sales price
- Rate
- 2% of the purchase price
- Paid by
- Buyer
Source: building management's published schedule, as of September 2026
Purchase
6 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $600 | Refundable Not stated |
| Messenger Fees | Paid by Buyer | When With the application | Amount $65 | Refundable Not stated |
| Recognition Agreement FeeConditionalConditions: If Financing | Paid by Buyer | When At closing | Amount $300 (if applicable) | Refundable Non-refundable |
| Managing Agent's Fee | Paid by Shareholder | When At closing | Amount $900 (Shareholder is an Individual) or $1000 (Shareholder is an Estate) | Refundable Non-refundable |
| New York State Stamp TaxPer share | Paid by Shareholder | When At closing | Amount Equal to $0.05 per share | Refundable Non-refundable |
| Fidelifacts ReportConditional · Per applicant | Paid by Buyer | When With the application | Amount $871.00 per Applicant/Occupant, $1,633.13 if there are two (2) Applicants/Occupants | Refundable Non-refundable |
Sublet
3 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Subtenant | When With the application | Amount $500 | Refundable Non-refundable |
| Fidelifacts ReportConditional · Per applicant | Paid by Subtenant | When With the application | Amount $871.00 per Applicant/Occupant, $1,633.13 if there are two (2) Applicants/Occupants | Refundable Non-refundable |
Sublet renewal
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $300 | Refundable Not stated |
Refinance
2 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $500 | Refundable Non-refundable |
| Messenger Fees | Paid by Shareholder | When With the application | Amount $35 | Refundable Non-refundable |
Ownership transfer
5 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $600 | Refundable Non-refundable |
| Background Check FeePer applicant | Paid by Buyer | When With the application | Amount $100 per applicant/occupant | Refundable Non-refundable |
| Credit Report FeePer applicantRequired | Paid by Buyer | When With the application | Amount $75 per applicant/occupant | Refundable Non-refundable |
| Messenger Fee | Paid by Buyer | When With the application | Amount $65 | Refundable Non-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.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: The Roebling Team's building profile
- In-unit washer/dryer
- Not verified
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Maintenance, per room
- $796 per room a monthMedian of 5 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Maintenance as recorded with each sale. A co-op's maintenance already covers the building's real estate taxes and the building's own mortgage, if it has one; add your own loan payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
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, garden, storageSource: 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.
Facade safety — Local Law 11
The latest available filing classified the facade as Unsafe — conditions requiring prompt corrective action. The owner must install any public protection the inspector specifies (a sidewalk shed, construction fence or structural netting, depending on the condition) and make the repairs. Review the subsequent filings, the repair status, and the building’s board and financial materials — we pull the repair scope and funding picture 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
- 2% of gross sales price
- Sublet policy
- Allowed (subtenant app fee $500)
- Policies and fees
- Max financing 50% of appraised value; managing agent fee $900-$1,000
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 |
|---|---|---|---|---|---|
| Mar 31, 2026 | 11E | 3 BR · 3 BA | $3,100,000 | -4.6% | |
| Feb 20, 2026 | 5D | 4 BR · 4 BA | $4,825,000 | -3.5% | |
| Apr 3, 2025 | PHE | 4 BR · 4 BA | $6,400,000 | -14.6% | |
| Feb 28, 2025 | 15C | 2 BR · 2.5 BA | $2,300,000 | -6.1% | |
| Apr 8, 2024 | 4B | 2 BR · 2.5 BA | $2,800,000 | -3.1% | |
| Sep 20, 2023 | 2F | 3 BR · 3 BA | $3,350,000 | -23.0% | |
| Aug 25, 2023 | 3C | 3 BR · 3 BA · 1,900 sf | $2,900,000 | $1,526/sf | +3.6% |
| Jul 7, 2022 | 12F | 3 BR · 3 BA | $4,450,000 | -3.2% |
Market read. $/sf is measured on the latest sales with reliable square footage (2023): a median $1,526/sf (recorded) across 1 sale. The building has traded as recently as 2026. Median listing discount 2.4% 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 |
|---|---|---|
| Nov 1, 2004 | 5F | $1,595,000 |
| Feb 5, 2004 | PH16 | $5,575,000 |
| May 15, 2003 | 4C | $1,995,000 |
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 1-01500-0040). 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 1088 Park Avenue and nearby.
At the recent median sale of $3.96M (4 transfers in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $153,238 to close, or 3.9% of the price.
- Mansion tax: $59,438
- No mortgage recording tax or title insurance on a co-op purchase
- Building transfer fee (flip tax), 2% of the purchase price, paid by the buyer per building management's published schedule, as of September 2026: $79,250
- Attorneys, lender, building fees and filings: $14,550
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest. Confirm the current transfer fee with building management; the linked calculator does not include it.
Keep up with 1088 Park Avenue and its market
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What to know if you’re buying
Inspect the garden exposure. Visit the actual rooms and check light, privacy and sound conditions, as well as the courtyard’s current access rules.
Plan financing at 50%. The board caps financing at half the purchase price; buyers should structure their offer and financing accordingly.
Budget the 2% buyer-paid flip tax. Unusually, the flip tax here falls to the buyer rather than the seller — a closing-cost line item to factor into the deal.
What to know if you’re selling
Show the actual outlook and details. Photograph the apartment’s garden or avenue exposure and retained architecture; use the history above for attribution.
Pricing requires apartment-level comparable analysis. With wide configuration variation, floor altitude, garden-versus-avenue exposure, and renovation quality all matter; building averages obscure more than they reveal.
Allocate the transfer fee correctly. The reported 2% fee is buyer-paid; it affects seller proceeds only if the contract shifts that obligation. Confirm the operative schedule before calculating net proceeds.
Larger configurations are the building's distinct product. Position them against comparable Carnegie Hill apartments by room count, layout and condition.
Closing timelines are co-op standard. Roughly 6–10 weeks from contract signing to closing, subject to board-package preparation and interview scheduling.
Comparable buildings
If you're considering 1088 Park Avenue, also evaluate:
- 1095 Park Avenue — same-vintage Carnegie Hill Park Avenue peer
- 1100 Park Avenue — adjacent-blockfront Carnegie Hill cooperative
- 1085 Park Avenue — nearby pre-war Park Avenue rental building
- 1075 Park Avenue — Carnegie Hill pre-war peer
- 1110 Park Avenue — nearby Carnegie Hill cooperative
- 1112 Park Avenue — nearby pre-war Park Avenue peer
More Park Avenue buildings
- 1070 Park Avenue — 1928 co-op by Schwartz & Gross
- 1075 Park Avenue — 1921 co-op by George and Edward Blum
- 1085 Park Avenue — 1926 by Schwartz & Gross
- 1095 Park Avenue — 1930 co-op by Schwartz & Gross
- 1100 Park Avenue — 1930 co-op
- 1105 Park Avenue — 1923 co-op by Rosario Candela
The neighborhood
For the full corridor — architecture, transit, and pricing across Park Avenue — read The Roebling Team Guide to Park Avenue.
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 1088 Park Avenue?
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