1165 Park Avenue (The Livingston / Randall House)
1165 Park Avenue, New York, NY 10128
- Year built
- 1925
- Financing
- 50% maximum (case-by-case board discretion to 67%)
- Flip tax
- 2% of sale price, buyer-paid
1165 Park Avenue — marketed as The Livingston and operated under the formal cooperative entity Randall House — sits directly across Park Avenue from the Brick Presbyterian Church and just up from the Louise Nevelson sculpture installed in the Park Avenue median. The 1925 Schwartz & Gross commission for the Bricken Construction Company anchors one of the most architecturally consequential four-block stretches of pre-war Park Avenue: the Schwartz & Gross / Bricken Construction body of contiguous Carnegie Hill commissions including 1070 Park (1928), 1085 Park (1926), 1111 Park (1925), 1165 Park (1925), and 1185 Park (1929) — five buildings within four blocks, all designed by the same architectural firm and developed by the same construction company, producing what is effectively a single coherent architectural fabric along the east side of Park Avenue from East 88th to East 93rd Streets.
The Bricken Construction principals occupied the penthouse before selling the building in 1929 to Clifford C. Roberts (a real estate operator of the period; not to be confused with the Augusta National Golf Club founder of the same name). The transfer is among the most architecturally consequential pre-Depression Park Avenue institutional transactions documented in the LP-1834 Expanded Carnegie Hill Historic District designation report.
The structural distinction of 1165 Park within the broader Carnegie Hill cooperative market rests on three architectural features: the Bricken-and-Schwartz-Gross five-building corridor concentration; the architecturally exceptional terra-cotta crown composition documented in the Carnegie Hill Neighbors Architectural Guide; and the substantial Penthouse 15/16B configuration that the Bricken principals occupied before the 1929 sale.
Architecture and unit composition
Carter Horsley's CityRealty review (December 23, 2011) describes 1165 Park as "a handsome apartment house... in a prime Carnegie Hill location across the avenue from the very handsome Brick Presbyterian Church and just up from the large Louise Nevelson sculpture in the center of the avenue."
The Carnegie Hill Neighbors Architectural Guide, which Horsley quotes at length in his CityRealty review, documents the exterior detail with unusual specificity:
"Limestone quoins line the building extremes... windows on the second and third stories have splayed limestone lintels and keystones; fourth-story lintels are eared. Above the third story there is a garland frieze and rows of dentils and acanthus leaves. The view of the crown section is very grand indeed: double- and triple-window bays are framed with two-story terra-cotta surrounds and spandrels. The building closes with a substantial cornice with dentils and modillions."
The architectural register is Italian Renaissance executed in red brick over a limestone base, with the canopied entrance flanked by fluted pilasters and topped by a fanlight, an entablature, and a broken segmental pediment — a more elaborate entry composition than the broken-pediment surround Schwartz & Gross deployed at 1125 Park Avenue four blocks south.
The 54 cooperative apartments distribute across the building's 15 stories. Apartment-level features carry the substantial pre-war Park Avenue layout discipline characteristic of Schwartz & Gross's mid-1920s work.
Penthouse 15/16B — the Bricken penthouse
Horsley's review documents the building's signature apartment configuration — the unit the Bricken Construction principals occupied before the 1929 sale to Clifford C. Roberts:
"A five-bedroom duplex with a 34-foot-wide atrium on the top floor that leads to a 31-foot-long living room with a fireplace adjacent, a 15-foot-wide library and a 26-foot-wide dining room with a fireplace next to a large pantry, kitchen, bedroom and laundry room. The lower floor has a 13-foot-wide family room, four bedrooms and a very large wrap-around terrace."
The penthouse remains the building's structural apex apartment and a real architectural-history asset.
Building operations
1165 Park operates as a full-service Carnegie Hill cooperative under the formal entity Randall House. The operational baseline includes:
- 24-hour doorman
- Live-in resident manager
- Six elevators (Compass building data)
- Air-conditioned lobby
- Fitness center
- Children's playroom
- Private storage included with each apartment
- Bicycle room
- Common storage
Douglas Elliman Property Management manages the building.
Recent sales
Recent transfers at 1165 Park Avenue, sourced from NYC Department of Finance recorded transfers and verified listing data. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Jul 9, 2025 | 10C | $4.55M |
| May 23, 2023 | 14D | $3.60M |
| May 9, 2023 | 12A | $4.35M |
| Feb 28, 2024 | 6D | $2.56M |
Active inventory has included Unit 10B (3 BR / 4.5 BA, contract signed) asking $5,350,000 and Unit 10A asking $3,500,000. CityRealty's recent rollups place the building's average closed transaction at approximately $1,215 per square foot, with an average sale price of approximately $4,200,000 across 43 closings on record. Median time-on-market over the past three years has run approximately 209 days. Sales sourced from NYC Department of Finance recorded transfers and 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.
What to know if you’re buying
The Bricken Construction + Schwartz & Gross five-building corridor concentration is structural. 1070, 1085, 1111, 1165, and 1185 Park together produce a single coherent architectural fabric across four blocks.
The Penthouse 15/16B configuration is structural. The Bricken principals' original residence is the building's apex apartment.
The Carnegie Hill Historic District contributing-structure status produces real protection. LP-1834 designation (December 21, 1993) governs exterior modifications.
The Brick Presbyterian Church and Louise Nevelson sculpture siting is real institutional context. Both produce structurally protected light and architectural setting.
The 2 percent buyer-paid flip tax is meaningful at closing. Factor into carrying-cost and net-proceeds calculations.
The 35 percent maintenance tax deductibility is meaningful for True Monthly Carrying Cost analysis.
Verify operational specifics during due diligence. Specific board approval framework, sublet duration limits, post-closing liquidity threshold, current capital project pipeline, and the LL11 façade cycle on the 1925 vintage should be reviewed against current management documents.
Closing timelines are cooperative-standard. Plan for 6–10 weeks from contract through board approval to closing.
What to know if you’re selling
Marketing should emphasize the Schwartz & Gross + Bricken Construction corridor pedigree. The five-building 1070-1085-1111-1165-1185 architectural fabric is real institutional context.
The Penthouse 15/16B configuration supports premium upper-floor positioning. The Bricken-era apex apartment is documented in Carter Horsley's CityRealty review.
The terra-cotta crown architectural detail is a real marketing asset. The Carnegie Hill Neighbors guide's "very grand indeed" framing supports premium pricing positioning.
Pricing should reference recent comparable closings. The Unit 10C $4.55 million July 2025 closing and the Unit 12A $4.35 million May 2023 closing provide recent upper-tier reference.
Closing timelines are cooperative-standard.
Comparable buildings
If you're considering 1165 Park Avenue, also evaluate:
- 1175 Park Avenue — Emery Roth 1925; nearby Carnegie Hill peer
- 1185 Park Avenue — Schwartz & Gross 1929; same-firm / same-developer Carnegie Hill peer
- 1199 Park Avenue — Carnegie Hill peer
- 1130 Park Avenue — Pelham Jr.; nearby Carnegie Hill peer
- 1133 Park Avenue — pre-war Carnegie Hill peer
- 888 Park Avenue — Schwartz & Gross 1925–26; same-firm Park Avenue peer
- 1125 Park Avenue — Schwartz & Gross 1926; same-firm Carnegie Hill peer (Tishman developer)
The Roebling Team at The Livingston (primary marketing name) / Randall House (alternate cooperative entity name)
The Roebling Team at Compass specializes in Central Park West, the Upper East Side, and the broader Park-facing Manhattan market. We publish this building profile because Carnegie Hill Park Avenue buyers and sellers deserve building-specific intelligence — architectural attribution, board culture, transactional mechanics, and pricing at the apartment level — not generic market commentary.
If you're considering a purchase or sale at 1165 Park, a 30-minute consultation is the right starting point.
Corey Cohen · The Roebling Team at Compass 646.939.7375 · c.cohen@compass.com
Sources: CityRealty (Carter Horsley review, Dec. 23, 2011); Compass building data; Brown Harris Stevens (Unit 10C closed listing, 23356884; Unit 10C active listing, 2509349); Corcoran building page (4172); Douglas Elliman Property Management; Carnegie Hill Neighbors Architectural Guide (quoted in Horsley review); NYC Landmarks Preservation Commission Expanded Carnegie Hill Historic District Designation Report (LP-1834, December 21, 1993); NYC Department of Finance recorded transfers (BBL 1-01514-0029). Domecile cross-confirmation on policy framework.