1160 Park Avenue
1160 Park Avenue, New York, NY 10128
Carnegie Hill, Upper East Side
BBL 1015040031 · BIN 1047074
- Year built
- 1926
- Type
- Cooperative
- Landmark status
- Requires confirmation
- City records and our profile differ. Confirm with building management.
- Subletting by shareholders
- Not permitted
- 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, 2004–2025
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median, 2024–2025
- $2.4M
- 3 qualifying sales
- Recent range
- $2M – $8M
- Listing discount
- 3.5%
- Recorded transfers
- 41
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Holland Court 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.
1160 Park Avenue — known as The Holland Court — is a 14-story pre-war cooperative at the northwest corner of Park Avenue and East 92nd Street, in the heart of Carnegie Hill. Completed in 1926 to designs by George F. Pelham, one of the most prolific apartment-house architects of pre-war Manhattan, it is a red-brick neo-Renaissance building over a limestone base, sitting near the Brick Presbyterian Church and near Central Park and Museum Mile.
The building's features are its scale and its location. At roughly 54 apartments across 14 floors, The Holland Court is a small cooperative; confirm the current staffing model with the managing agent. Carnegie Hill is a residential part of the Upper East Side with a low-rise streetscape and nearby museums.
For buyers, 1160 Park represents the Carnegie Hill value proposition: substantial pre-war layouts in a full-service, white-glove cooperative, within a historic district that protects the character of the block, at a corner address near Central Park. It is a pet-friendly building — not universal among Park Avenue co-ops — with a modern fitness center, which broadens its appeal beyond the traditional pre-war buyer.
Architecture and unit composition
The roughly 54 apartments span 14 stories, giving the building a low density that translates into generous floor plans. As a 1926 Pelham design, the residences carry the era's hallmarks: gracious principal rooms, formal entry foyers, high ceilings, hardwood floors, and the kind of pre-war proportion that defines Park Avenue. The corner siting at 92nd Street gives many lines dual exposures and strong light, with avenue-facing apartments looking out over Park Avenue's landscaped malls.
The red-brick body over a limestone base is a recognizable Carnegie Hill type, contributing to the uniform, dignified streetwall the historic district was created to protect. Floor height, exposure, and renovation condition are the variables that separate otherwise comparable homes.
Building operations
The Holland Court is a full-service white-glove cooperative. Staffing includes a full-time doorman, a live-in superintendent, and a porter. On-site amenities include a renovated fitness center, a bike room, and private storage with individual bins — an unusually deep package for a building of this size.
The board permits financing up to 50% of the purchase price, and pets are permitted. Purchases are subject to board review and an interview, and a board package and references are part of the process; confirm the current financing and liquidity requirements in the 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
- 2% of the purchase price
- Rate
- 2% of the purchase price
- Paid by
- Buyer
Source: building management's published schedule, as of September 2026
Purchase
13 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing 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 |
| Background Report FeeConditional · Per applicant | Paid by Buyer | When With the application | Amount $125 per applicant (additional $75 for criminal check if required by the Board) | Refundable Not stated |
| Corporation Administrative Fee | Paid by Buyer | When With the application | Amount $25 | Refundable Not stated |
| Financing FeeConditional | Paid by Buyer | When With the application | Amount $300 (if financing) | Refundable Not stated |
| Move-In Fee | Paid by Buyer | When With the application | Amount $200 | Refundable Not stated |
| Corporation Administrative Fee | Paid by Seller | When With the application | Amount $25 | Refundable Not stated |
| Lead Paint Disclosure Fee | Paid by Seller | When With the application | Amount $75 | Refundable Not stated |
| Move-Out Fee | Paid by Seller | When With the application | Amount $200 | 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 |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-In Deposit | Paid by Buyer | When At closing | Amount $500 | Refundable Refundable |
| Move-Out Deposit | Paid by Seller | When At closing | Amount $500 | Refundable Refundable |
Refinance
3 items
Management's “less refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $400 | Refundable Not stated |
Management's “more refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $400 | Refundable Not stated |
| Background Report FeeConditional · Per applicant | Paid by Shareholder | When With the application | Amount $125 per applicant (additional $75 for criminal check if required by the Board) | 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.
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
- Not permittedSource: building management's published schedule, as of September 2026
- Pied-à-terre ownership
- Not verified
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: building management's published schedule, as of September 2026
- 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
- $1,048 per room a monthMedian of 6 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, bike storage, 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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $83,527/yr
- Per unit / month range
- $0 – $129
- Modeled exposure split equally across 54 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 FISP filing classified the facade as Safe — no repairs were required at that inspection. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
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 purchase price (Buyer)
- Sublet policy
- Not Allowed
- Policies and fees
- Application Processing Fee $600 ($1,000 Trust); Closing Fee $800 ($850 without Broker) plus $0.05/share; Move-In/Out Fee $200 each; Move-In/Out Deposit (refundable) $500 each; Pets Allowed
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 |
|---|---|---|---|---|---|
| Dec 23, 2025 | 7C | 2 BR · 3 BA | $1,995,000 | -0.3% | |
| May 1, 2025 | 14AC | 4 BR · 3.5 BA · 3,000 sf | $5,800,000 | $1,933/sf | -3.3% |
| Apr 15, 2025 | 8C | 2 BR · 3 BA | $2,400,000 | -3.8% | |
| Nov 14, 2024 | 7B | 3 BR · 4 BA | $3,450,000 | +0.0% | |
| Jul 23, 2024 | 1D2 | $725,000 | -8.8% | ||
| Jul 12, 2024 | 15B | 2 BR · 2.5 BA | $2,995,000 | -4.9% | |
| Sep 28, 2023 | 4B | 6 BR · 5 BA | $8,000,000 | -10.1% | |
| Dec 20, 2021 | 2A | 5 BR · 3 BA · 2,700 sf | $2,999,999 | $1,111/sf | +1.7% |
Market read. Most recent trades (2025) cleared a median $1,783/sf (floor-adjusted) across 1 sale. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 3.8% 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 1-01504-0031). 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 The Holland Court and nearby.
At the recent median sale of $2.92M (4 transfers in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $109,613 to close, or 3.7% of the price.
- Mansion tax: $36,563
- 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: $58,500
- 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 The Holland Court and its market
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What to know if you’re buying
The scale and pedigree are the draw. A ~54-unit George F. Pelham cooperative on a Park Avenue corner delivers pre-war proportion in an intimate, well-staffed house.
Plan for 50% financing. The board caps financing at half the purchase price; structure your offer and underwriting accordingly.
It's pet-friendly with a real amenity set. The fitness center, bike room, and individual storage — plus a pet-welcoming board — broaden the building's appeal beyond the traditional pre-war buyer.
Historic-district protection is a structural asset. The Carnegie Hill designation stabilizes the block and governs exterior change.
Expect a full board process. A board package, references, and an interview are part of buying here, on the white-glove Park Avenue model.
What to know if you’re selling
Lead with the name, the architect, and the corner. The Holland Court, a Pelham pre-war on a Park Avenue corner in Carnegie Hill, is a concrete, marketable identity.
The amenities and pet policy widen the buyer pool. A renovated gym, storage, bike room, and a pet-friendly board are differentiators against more traditional pre-war neighbors.
Price by exposure and condition. Corner light, floor height, and renovation status separate comparable apartments; line-specific analysis matters in a small building.
Closing timelines are co-op standard. Generally six to ten weeks from contract to closing, subject to board scheduling.
Comparable buildings
If you're considering 1160 Park Avenue, also evaluate nearby Park Avenue and Carnegie Hill cooperatives:
- 1150 Park Avenue — adjacent Carnegie Hill pre-war co-op
- 1125 Park Avenue — nearby Park Avenue pre-war
- 1133 Park Avenue — Carnegie Hill Park Avenue peer
- 1155 Park Avenue — Park Avenue pre-war nearby
- 1185 Park Avenue — large Carnegie Hill pre-war co-op
- 1165 Park Avenue — Park Avenue pre-war peer
More Park Avenue buildings
- 1133 Park Avenue — 1924 co-op by Nathan Korn
- 1150 Park Avenue — 1940 co-op
- 1155 Park Avenue — 1915 co-op by Robert T. Lyons
- 1165 Park Avenue (The Livingston / Randall House) — 1925 co-op by Schwartz & Gross
- 1172 Park Avenue — 1926 co-op by Rosario Candela
- 1175 Park Avenue — 1925 co-op by Emery Roth
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 The Holland Court?
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