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
- Designated
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 3BR median
- $3.1M
- Recent range
- $2.3M – $4.8M
- Listing discount
- 4.1%
- Recorded transfers
- 69
1088 Park Avenue is one of the defining cooperatives of upper Carnegie Hill — a 1925 Mott B. Schmidt commission whose interior garden courtyard sets it apart from nearly every other building on the avenue. Most Park Avenue luxury apartment houses of the 1920s were built to the lot line on all four sides, organized around a light court or a conventional service shaft. 1088 Park took a different idea entirely: the building wraps a full quarter-acre landscaped garden, a generous gesture that gives the apartments a quiet, light-filled interior orientation that is rare this far up the avenue.
Schmidt is best known as a refined classicist who built private houses for some of the era's wealthiest families. His authorship gives 1088 Park a particular architectural pedigree on a stretch of Park Avenue dominated by the larger production firms of the decade. The gray-brick neo-Classical body, the three-story limestone base, and the rusticated canopied entrance arch read as restrained and patrician rather than ornate — consistent with Schmidt's quieter sensibility.
The building's Carnegie Hill positioning is structural. The blockfront between 88th and 89th Streets sits in the heart of the museum-and-school district, within walking distance of the Cooper Hewitt, the Guggenheim, and the cluster of independent schools that anchor the neighborhood's family-buyer demand. For buyers who want pre-war Park Avenue architecture, a distinctive amenity in the garden, and Carnegie Hill's particular residential calm, 1088 Park occupies a clear niche — pedigreed but slightly below the absolute Candela tier-one apex to the south.
Architecture and unit composition
The roughly 84 apartments span generous pre-war configurations across the 15 stories, with a unit mix weighted toward the larger two-, three-, and four-bedroom layouts that define the avenue's family inventory. Many residences open onto or look across the interior garden, an orientation that distinguishes the building's light and quiet from the typical street- or avenue-facing pre-war plan.
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.
The garden courtyard itself is a defining feature of the living experience: a planted, fountained interior that few Park Avenue buildings can offer at this scale.
Building operations
1088 Park operates as a full-service pre-war cooperative with full-time doorman coverage, attended elevators, an on-site superintendent, a fitness center, and private storage, all organized around the landscaped garden. The staffing and service signature are consistent with tier-one Carnegie Hill cooperative norms.
The board permits financing of up to 50% of the purchase price, and a 2% flip tax is paid by the buyer at closing. The building is pet-friendly. As a tier-one Carnegie Hill co-op, the board maintains selective admission standards consistent with the surrounding inventory, and the Expanded Carnegie Hill designation governs exterior work; buyers should review the current proprietary lease and house rules as part of contract preparation.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Facade safety — Local Law 11
The latest available filing classified the facade as Unsafe — conditions requiring corrective action, which under FISP means a protective sidewalk shed and 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.
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
- 2% of gross sales price
- Sublet policy
- Allowed (subtenant app fee $500)
- Notable fees
- Max financing 50% of appraised value; managing agent fee $900-$1,000
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 |
|---|---|---|---|---|---|
| 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 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) 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
The garden is the building's signature asset. A quarter-acre planted courtyard is a genuinely rare amenity on Park Avenue; garden-facing apartments trade on light and quiet that street- and avenue-facing units can't replicate.
The Mott B. Schmidt authorship is real pedigree. Schmidt's classical reputation rests largely on private townhouse work; 1088 Park is among his notable apartment-house commissions and a meaningful marketing and provenance point.
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.
Carnegie Hill positioning drives family demand. Proximity to the museums and the independent-school cluster supports steady buyer interest in the larger configurations, and the building's pet-friendly posture broadens its appeal.
What to know if you’re selling
Lead with the garden and the architect. The interior courtyard and Mott B. Schmidt authorship are the building's two most distinctive marketing assets and should anchor listing copy.
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.
The buyer-paid flip tax is a selling point. Because the 2% flip tax is borne by the buyer, sellers net more cleanly here than at buildings with a seller-paid transfer fee — worth noting in negotiation.
The buyer pool skews toward established family and primary-residence buyers. Larger configurations attract the Carnegie Hill family demographic.
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 co-op
- 1075 Park Avenue — Carnegie Hill pre-war peer
- 1110 Park Avenue — nearby Carnegie Hill cooperative
- 1112 Park Avenue — nearby pre-war Park Avenue peer
The neighborhood
For the full corridor — architecture, schools, 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.
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.
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.