110 East 87th Street (The 110 Condominium)Recorded sales & closing prices

The building trades steadily rather than in bursts — roughly three to six recorded deeds a year across 67 unit lots for most of the past two decades, which is healthy turnover for a building this size and produces a usable same-building comparable set. That is unusual in Carnegie Hill, where much of the surrounding stock is closely held cooperative inventory that trades far more thinly.

Pricing should be read on a per-square-foot basis against Upper East Side prewar condominium product, not against the Carnegie Hill cooperative stock that surrounds it, whose economics and buyer pool are different in kind. Within the building, the two variables that matter most are renovation state — which varies enormously in a 1985 conversion — and whether the apartment carries terrace access at the eleventh floor or the penthouse, which is a genuinely scarce feature on the block. The absence of any tax abatement means the headline price and the true monthly carrying cost track each other closely here, which is not the case in the abated new construction a buyer may be comparing against. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.