1165 Park Avenue (The Livingston / Randall House)
1165 Park Avenue, New York, NY 10128
Carnegie Hill, Upper East Side
BBL 1015210001 · BIN 1048335
- Year built
- 1925
- Type
- Cooperative
- Units
- 54
- Floors
- 15
- Landmark status
- Not an individual landmark; in the Expanded Carnegie Hill Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Subletting by shareholders
- Permitted with conditions
- Pied-à-terre
- Permitted with conditions
- Pets
- Pets permitted; species and limits not stated
- Maximum financing
- 50% of the purchase price
- Flip tax
- 2% of the purchase price, paid by the buyer
- Doorman
- Full-time doorman
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 3BR median
- $3.8M
- Recent range
- $2.6M – $5M
- Listing discount
- 5.8%
- Recorded transfers
- 46
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A Private Pricing Opinion — what your apartment at The Livingston 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.
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.
1165 Park sits within the Bricken-and-Schwartz-Gross five-building corridor concentration that defines this stretch of Carnegie Hill — distinguished by an exceptional terra-cotta crown composition documented in the Carnegie Hill Neighbors Architectural Guide and the substantial Penthouse 15/16B configuration the Bricken principals occupied before the 1929 sale.
Architecture and unit composition
The Carnegie Hill Neighbors Architectural Guide 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
The building's signature apartment configuration is the unit the Bricken Construction principals occupied before the 1929 sale to Clifford C. Roberts.
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
the managing agent manages the building.
Policy framework
Verified against the building's house rules, governing documents, and public records:
- Financing maximum: 50 percent (some sources note up to 67 percent board-discretion ceiling)
- Minimum down payment: 50 percent
- Flip tax: 2 percent of gross sale price, buyer-paid at closing
- Tax deductibility on maintenance: 35 percent (Compass building data)
- Pets: Permitted (pet-friendly white-glove cooperative)
- Subletting: Board approval required; standard Carnegie Hill duration limits
- Trust ownership: Subject to board approval with beneficial-owner disclosure and primary-occupancy commitment
- LLC ownership: Subject to board approval with full beneficial-owner disclosure
- Pied-à-terre: Not affirmatively listed in Compass policy block — board preference is primary residence
- Post-closing liquidity: Typical Carnegie Hill threshold (2x to 3x annual carrying costs); confirm specific board threshold at application stage
- Board interview: Required; full financial and personal-reference disclosure
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
7 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 |
| Financing FeeConditional | Paid by Buyer | When With the application | Amount $400 (if financing) | Refundable Not stated |
| Lead Based Paint Disclosure Fee | Paid by Seller | When With the application | Amount $75 | 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 |
Sublet
4 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Lead Based Paint Disclosure Fee | Paid by Shareholder | When With the application | Amount $75 | Refundable Not stated |
| Subletting Processing Fee | Paid by Shareholder | When With the application | Amount $300 | Refundable Not stated |
| Subletting Application Fee | Paid by Subtenant | When With the application | Amount $250 | Refundable Not stated |
| Corporate Sublet FeeRecurring | Paid by Shareholder | When Upon approval | Amount 10% of the Annual Lease Fee for the term of the lease | Refundable Not stated |
Refinance
2 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 |
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.
Financing and purchase requirements
- Maximum financing
- 50% of the purchase priceSource: The Roebling Team's building profile
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
- Permitted with conditionsBoard approvalSource: The Roebling Team's building profile
- Pied-à-terre ownership
- Permitted with conditionsCase by case, board discretionSource: The Roebling Team's building profile
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: The Roebling Team's building profile
- 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
- $924 per room a monthMedian of 7 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Maintenance, per square foot
- $2.49 per square foot a monthMedian of 4 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, playroom, 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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 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. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign 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 record last verified September 2026.
Management & transfer contacts
- Flip tax
- 2% of the Purchase Price (Buyer, at closing)
- Sublet policy
- Allowed (Subletting Processing Fee $300; Corporate Sublet Fee 10% of annual lease fee)
- Notable fees
- Seller Closing Fee $800 ($850 without broker) plus $0.05/share; Application Processing Fee $600-$1,000
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 |
|---|---|---|---|---|---|
| Sep 24, 2026 | 10B | 3 BR · 4.5 BA | $5,050,000 | -12.2% | |
| Nov 14, 2025 | 10A | 3 BR · 3 BA · 3,000 sf | $3,520,000 | $1,173/sf | +0.6% |
| Jul 24, 2025 | 7D | 3 BR · 3.5 BA | $3,750,000 | +0.0% | |
| Jul 9, 2025 | 10C | 3 BR · 3 BA | $4,550,000 | +13.9% | |
| Mar 6, 2025 | 9B | 4 BR · 4 BA · 3,100 sf | $4,050,000 | $1,306/sf | -4.7% |
| Jul 30, 2024 | 9A | 3 BR · 3 BA · 3,000 sf | $3,750,000 | $1,250/sf | -9.6% |
| May 22, 2024 | 6C | 2 BR · 2.5 BA · 2,700 sf | $2,700,000 | $1,000/sf | -22.6% |
| Feb 28, 2024 | 6D | 3 BR · 2.5 BA | $2,560,000 | -6.9% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $1,203/sf (floor-adjusted) across 2 sales. The building has traded as recently as 2026. Median listing discount 3.9% 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 1-01521-0001). 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 Livingston and nearby.
At the recent median sale of $4.05M (5 transfers since 2024), a buyer putting 25% down would pay about $75,300 to close, or 1.9% of the price.
- Mansion tax: $60,750
- No mortgage recording tax or title insurance on a co-op purchase
- 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.
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Notable residents
The Bricken Construction principals occupied Penthouse 15/16B prior to the 1929 sale to Clifford C. Roberts. The building's contemporary residency pattern has remained understated by design — consistent with the broader Bricken Construction Company developer tradition that prioritized private financial- and legal-class residency over high-profile public buyer demographics. No verified celebrity sale story attaches to 1165 Park in the contemporary record.
Architectural register
The Carnegie Hill Neighbors Architectural Guide describes the crown section as "very grand indeed." The building stands opposite the Brick Presbyterian Church and just up from the Louise Nevelson sculpture in the Park Avenue median.
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. It is the apartment the Bricken principals occupied before the 1929 sale.
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. Recent closings on the upper floors provide the most relevant 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)
Sources: The Roebling Research Library (offering plans, house rules, financial statements, board minutes, internal transaction records); NYC Department of Finance recorded transfers; publicly recorded NYC building data.
More Park Avenue buildings
- 1150 Park Avenue — 1940 co-op
- 1155 Park Avenue — 1915 co-op by Robert T. Lyons
- 1160 Park Avenue — 1926 co-op by George F. Pelham
- 1172 Park Avenue — 1926 co-op by Rosario Candela
- 1175 Park Avenue — 1925 co-op by Emery Roth
- 1185 Park Avenue — 1928 co-op by Schwartz & Gross
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 Livingston?
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646.939.7375 · c.cohen@compass.com