110 East 71st Street
110 East 71st Street, New York, NY 10021
Lenox Hill, Upper East Side
BBL 1014057501 · BIN 1042771
- Year built
- 1982
- Type
- Condominium
- Units
- 21
- Floors
- 22
- Landmark
- No
- Pets
- Pet-friendly (cats and dogs), subject to approval; confirm specifics at offer stage
- Subletting
- Permitted under the condominium bylaws
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2004–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,565
- Listing discount
- 5.8%
- Recorded sales
- 29
- On record
- 2004–2026
110 East 71st Street — The Viscaya — is a distinctive Upper East Side condominium: a set-back modern tower built in 1982 atop a retained 1916 Georgian townhouse base, on the mid-block stretch of East 71st Street between Park and Lexington. It is one of the small number of early-1980s "sliver buildings" — slim towers built on narrow lots — that prompted New York's subsequent anti-sliver zoning. The result is an unusual hybrid: a genteel redbrick townhouse street presence topped by a rounded-corner concrete tower, with a single full-floor apartment on most floors.
For buyers, the draw is the full-floor format in a genuinely boutique building. The Viscaya's 21 residences — a mix of two- and three-bedroom homes — are largely one-per-floor, each reached by a keyed elevator that opens directly into the apartment. That combination of privacy, light on multiple exposures, and full-service staffing in a small building is rare on the Upper East Side, and it defines the building's appeal to buyers who want a full-floor condominium on a prime Lenox Hill block.
Building operations
The Viscaya operates as a full-service condominium notable for delivering that service in a small building: a full-time doorman, a concierge, a live-in superintendent, a rooftop terrace, and resident storage, with the keyed-elevator full-floor format as its signature. There is no health club or gym on site — the amenity set is calibrated to a boutique building rather than a large tower.
Because the residences are deeded condominium units, ownership carries the flexibility the form implies: no cooperative board interview in the substantive sense, purchaser financing through the buyer's own lender, and pied-à-terre use, investment ownership, and subletting permitted under the condominium bylaws. The building is pet-friendly for cats and dogs, subject to approval. As with any condominium, confirm any transfer fee, the current sublet policy, the pet-approval process, and building financials against the offering plan and current house rules at offer stage.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $6,415/yr
- Per unit / month range
- $0 – $25
Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
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
- Sublet policy
- Not specified; condo lease application supported
- Notable fees
- Buyer: credit check $75/person, move-in deposit $1,000 (refundable), move-in fee $750, processing $750. Seller: move-out deposit $1,000, move-out fee $750
Recent sales
The Viscaya is read on a per-square-foot basis, as all Manhattan condominiums are. Recent sales have averaged in the neighborhood of $1,700 per square foot. Two-bedroom full-floor residences have generally traded in the roughly $1.65–$2.45 million range, with three-bedroom and penthouse configurations reaching $3–$4 million. Because the building is small and largely one-apartment-per-floor, resale inventory is thin and each closing carries meaningful weight in the comparable set. Underwriting should be per-unit and floor-specific — exposure, outdoor space, and floor level drive value more than a building-wide average.
Recent closings 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 |
|---|---|---|---|---|---|
| Apr 3, 2026 | 19 | 2 BR · 2 BA · 1,150 sf | $1,800,000 | $1,565/sf | +0.0% |
| Sep 26, 2025 | — | 2 BR · 2 BA · 1,650 sf | $3,850,000 | $2,333/sf | -2.5% |
| Jun 16, 2025 | 18 | 2 BR · 2 BA · 1,200 sf | $1,880,000 | $1,567/sf | -10.5% |
| Nov 25, 2024 | 20 | 2 BR · 2 BA · 1,200 sf | $1,850,000 | $1,542/sf | -2.4% |
| Jun 20, 2024 | 7 | 2 BR · 2 BA · 1,200 sf | $1,650,000 | $1,375/sf | -5.7% |
| Dec 18, 2023 | 10 | 2 BR · 2 BA · 1,200 sf | $1,800,000 | $1,500/sf | +0.0% |
| Apr 7, 2022 | 8 | 2 BR · 2 BA · 1,052 sf | $1,500,000 | $1,426/sf | off-mkt |
| Feb 7, 2022 | 17 | 2 BR · 2 BA · 1,150 sf | $1,950,000 | $1,696/sf | -7.1% |
Market read. Most recent trades (2026) cleared a median $1,565/sf across 1 sale. Median listing discount 5.8% 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.
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 1-01405-7501) 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 from recorded condo declarations and offering plans.
What to know if you’re buying
Buying here is a condominium path: your own financing, no substantive board approval, and use flexibility (pied-à-terre, investment, subletting) under the bylaws. The reasons to buy are specific — a full-floor residence with direct keyed-elevator access, full-service staffing in a boutique building, and a rooftop terrace, on a prime Lenox Hill block. Underwrite the specific floor and exposure carefully, confirm common charges and building financials, verify the historic-district status if façade or alteration plans matter to you, and review the pet-approval and sublet policies during due diligence.
What to know if you’re selling
The story is a full-floor, direct-elevator-access condominium with full-service staffing in a genuinely boutique building — an unusual combination on the Upper East Side. Pricing should be apartment-specific: floor level, exposure, and private outdoor space drive value, and recent comparables on the relevant configuration should anchor the number. Positioning should lead with the full-floor privacy, the keyed-elevator arrival, the rooftop terrace, and the Park-to-Lexington location, framing the building's boutique scale as a feature rather than a limitation.
Comparable buildings
If you're considering 110 East 71st Street, also look at these Upper East Side boutique buildings:
- 3 East 71st Street — same street, comparable boutique Upper East Side ownership profile
- 150 East 78th Street — nearby boutique Upper East Side building serving an overlapping buyer pool
- 167 East 78th Street — boutique Upper East Side building, comparable scale
- 170 East 78th Street — nearby small-building comparable
- 188 East 78th Street — boutique Upper East Side building serving similar buyers
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
Considering a move at The Viscaya?
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 The Viscaya 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.