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
- Financing
- 50% maximum (case-by-case board discretion to 67%)
- Flip tax
- 2% of sale price, buyer-paid
Every recorded sale at this building, 2003–2025
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 3BR median
- $3.8M
- Recent range
- $2.6M – $4.5M
- Listing discount
- 4.7%
- Recorded transfers
- 45
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
Architectural records describe 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 architectural records reference at length in his public records, 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. 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
the managing agent manages the building.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
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
- 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, 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 |
|---|---|---|---|---|---|
| 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% | |
| May 23, 2023 | 14D | 3 BR · 3 BA | $3,600,000 | -7.7% |
Market read. Most recent trades (2025) cleared a median $1,203/sf across 2 sales. Median listing discount 3.5% 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) 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 on co-ops is not officially recorded, figures shown are approximate.
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 public records.
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)
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.
The neighborhood
For the full corridor — architecture, schools, 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.
Considering a move at The Livingston?
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 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.