Plaza Tower (118 East 60th Street)
118 East 60th Street, New York, NY 10022
BBL 1013940007 · BIN 1041902
- Year built
- 1963
- Type
- Cooperative
- Units
- About 234
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Subletting by shareholders
- Permitted with conditions
- Pied-à-terre
- Permitted with conditions
- Dogs and cats
- Not permitted
- Maximum financing
- 75% of the purchase price
- Flip tax
- None
- Doorman
- Full-time doorman
Every recorded sale at this building, 2002–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $753
- floor-adjusted, 3 sales
- Listing discount
- 2.6%
- Recorded sales
- 253
- On record
- 2002–2026
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A Private Pricing Opinion — what your apartment at Plaza Tower 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.
Plaza Tower at 118 East 60th Street is a notable early-1960s cooperative with a genuine place in the history of New York apartment design. Completed in 1963 to a design by Samuel Paul and Seymour Jarmul, it was among the first residential buildings to take advantage of the city's landmark 1961 zoning resolution — the rule change that traded height and bulk for public plaza space. The result is a sheer 33-story mid-block tower set back behind a landscaped plaza, a then-new urban form the building executed early and well.
The building's signature flourish is its lobby, designed by Raymond Loewy — one of the most influential industrial designers of the twentieth century, the hand behind iconic mid-century product and transportation design. A Loewy-designed residential lobby is a rare and specific architectural credential, and it sets Plaza Tower apart from the broad field of postwar co-ops.
The Lenox Hill location places Plaza Tower at the southern hinge of the Upper East Side, where the residential avenues meet Midtown. Park and Lexington are at the corners; the 59th Street transit hub — the 4, 5, 6, N, R, and W lines — the Bloomingdale's retail district, and the Midtown business core are all within a few blocks. For buyers who want a full-service co-op with a strong architectural story and maximum convenience at the Midtown / Upper East Side seam, Plaza Tower occupies a distinct niche.
Architecture and unit composition
Plaza Tower's roughly 234 apartments reflect an ambitious early-1960s program. The unit mix runs from one- and two-bedroom configurations through larger layouts across the 33 stories, with the higher-floor residences capturing the open light and city views that the building's sheer mid-block height makes possible.
The architecture is the building's identity: the set-back plaza tower form, the early use of the 1961 zoning bonus, and the Loewy lobby. Interiors carry the proportions and finishes of high-quality 1963 construction — larger windows, functional layouts, and the mid-century ceiling heights typical of the period. Upper-floor apartments are the premium inventory for light and outlook, and the landscaped entry plaza provides an unusual sense of approach and openness on a dense Lenox Hill block.
Building operations
Plaza Tower operates as a full-service, white-glove postwar cooperative with a full-time doorman, concierge, live-in superintendent, on-site parking garage, and private storage. The building converted to cooperative ownership in 1970, and the roughly 234-apartment scale supports a deep, professionally managed operating profile.
The financial structure is clear. There is no flip tax. Financing is permitted up to 75% of appraised value (a minimum of 25% down), with interest-only loans considered up to 50% of value. Subletting is permitted after one year of residency, for up to three years — a posture that supports owners who relocate temporarily. Pied-à-terre, gifting, and guarantor purchases are acceptable with board approval. The pet policy requires confirmation: sources differ. Confirm the building's current liquidity and occupancy requirements from its 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
- None
Source: The Roebling Team's building profile
Purchase
14 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $450 | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Buyer | When With the application | Amount $200 per applicant | Refundable Non-refundable |
| Move In Fee | Paid by Buyer | When With the application | Amount $1,000 | Refundable Not stated |
| Move Out Fee | Paid by Seller | When With the application | Amount $1,000 | Refundable Not stated |
| Administrative Fee | Paid by Buyer | When At closing | Amount $500 | Refundable Not stated |
| DisbursementsMessenger fees, copying, etc | Paid by Buyer | When At closing | Amount $100 | Refundable Not stated |
| Document Facilitation FeeConditionalConditions: If applicable - if lending bank requires funding approval at the closing | Paid by Buyer | When At closing | Amount $150 | Refundable Not stated |
| Financing FeeConditionalConditions: If Financing | Paid by Buyer | When At closing | Amount $150 (if applicable) | Refundable Non-refundable |
| Recognition Agreement FeeConditionalConditions: If Financing | Paid by Buyer | When At closing | Amount $250 (if applicable) | Refundable Non-refundable |
| Administrative Fee | Paid by Seller | When At closing | Amount $500 | Refundable Not stated |
| DisbursementsMessenger fees, copying, etc | Paid by Seller | When At closing | Amount $100 | Refundable Not stated |
| Transfer Fee | Paid by Seller | When At closing | Amount $700 for cash deals, $750 for financing per apartment | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move In Deposit | Paid by Buyer | When With the application | Amount $1,500 | Refundable Not stated |
| Move Out Deposit | Paid by Seller | When With the application | Amount $1,500 | Refundable Not stated |
Sublet
7 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out Fee | Paid by Shareholder | When With the application | Amount $1,000 | Refundable Not stated |
| Application Processing Fee | Paid by Subtenant | When With the application | Amount $450 | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Subtenant | When With the application | Amount $200 per applicant | Refundable Non-refundable |
| Move In Fee | Paid by Subtenant | When With the application | Amount $1,000 | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out Deposit | Paid by Shareholder | When With the application | Amount $1,500 | Refundable Not stated |
| Move In Deposit | Paid by Subtenant | When With the application | Amount $1,500 | Refundable Not stated |
Sublet renewal
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Subtenant | When With the application | Amount $125 | Refundable Non-refundable |
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 $450 | Refundable Non-refundable |
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 $450 | Refundable Non-refundable |
Ownership transfer
3 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $450 | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Buyer | When With the application | Amount $200 per applicant | Refundable Non-refundable |
| Transfer Fee | Paid by Buyer | When At closing | Amount $700 | Refundable Non-refundable |
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.
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Financing and purchase requirements
- Maximum financing
- 75% 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 conditionsAfter 1 yr of ownershipSource: The Roebling Team's building profile
- Wait before a sublet
- 1 yearSource: 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
- Dogs and cats
- Not permittedSource: 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
- $687 per room a monthMedian of 19 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Maintenance, per square foot
- $2.57 per square foot a monthMedian of 13 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
- Concierge
- YesSource: recent listing records
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Garage, 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
- $110,810/yr
- Per unit / month range
- $0 – $39
- Modeled exposure split equally across 234 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
- None; co-op transfer fee $700 (cash)/$750 (financing) per apartment (Seller)
- Sublet policy
- Allowed (sublet fees apply); subtenant app $450 + $200 credit; move-in/out $1,000 + $1,500 deposit
- Policies and fees
- Buyer app $450 + $200 credit; Admin $500 buyer & seller; financing/recognition $150/$250
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 4, 2026 | 29G | 2 BR · 2 BA | $1,375,000 | +0.0% | |
| Aug 6, 2026 | 27E | 1 BR · 1 BA · 850 sf | $690,000 | $812/sf | -8.0% |
| Jun 25, 2026 | 8E | 1 BR | $625,000 | -13.8% | |
| Jun 18, 2026 | 31C | 2 BR · 2 BA · 1,500 sf | $1,575,000 | $1,050/sf | -6.0% |
| Jun 10, 2026 | 32F | 1 BR · 1 BA · 650 sf | $500,000 | $769/sf | -9.9% |
| Nov 10, 2025 | 4H | 2 BR · 2 BA | $1,400,000 | -6.4% | |
| Sep 16, 2025 | 32A | 1 BR · 1 BA | $520,000 | -5.3% | |
| Sep 15, 2025 | 4B | 1 BR · 1 BA · 850 sf | $600,000 | $706/sf | +4.3% |
Market read. Most recent trades (2026 to date) cleared a median $753/sf (floor-adjusted) across 3 sales. 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 2.6% 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.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Dec 4, 2009 | 18G | $1,150,000 |
| Feb 11, 2005 | 30A | $590,000 |
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 1-01394-0007). 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 Plaza Tower and nearby.
At the recent median sale of $613K (14 transfers in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $10,847 to close, or 1.8% of the price.
- Mansion tax: $0
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $10,847
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
The architectural story is a real asset. Early use of the 1961 zoning bonus and a Raymond Loewy lobby are distinctive, identifiable credentials.
The financial terms are flexible. No flip tax, up to 75% financing, and sublet rights after one year make this an accommodating co-op for the district.
Pets are not allowed. If a dog or cat is non-negotiable, this building will not work — it is the key restriction to weigh.
Height and light are the building's strengths. The sheer 33-story mid-block tower means upper floors capture open light and city views.
The Lenox Hill / Midtown seam is the convenience case. Maximum access at the southern edge of the Upper East Side, with the 59th Street transit hub and Bloomingdale's immediate.
What to know if you’re selling
Lead with the architecture and the flexibility. The 1961-zoning pedigree, the Loewy lobby, the no-flip-tax structure, and the sublet-after-one-year policy are the strongest, most memorable selling points.
Flag the no-pets rule early. Screening for the right buyer pool up front saves time on both sides.
Pricing requires apartment-level comparable analysis. Floor, exposure, layout, and renovation history drive value more than building-wide averages.
Closing timelines are co-op standard. Roughly 6–10 weeks from contract signing to closing.
Comparable buildings
If you're considering Plaza Tower, also evaluate these nearby Lenox Hill and southern Upper East Side buildings:
- 167 East 61st Street — nearby Lenox Hill full-service building
- 201 East 62nd Street — nearby Lenox Hill cooperative
- 175 East 62nd Street — nearby Lenox Hill full-service building
- 300 East 59th Street — nearby southern-UES full-service tower
- 205 East 63rd Street — nearby Lenox Hill building
- 160 East 65th Street — nearby Lenox Hill full-service building
More Upper East Side buildings
- Carnegie Tower (115 East 87th Street) — 1972 co-op
- 116 East 63rd Street — 1914 co-op
- 117 East 72nd Street — 1928 co-op
- 119 East 84th Street — 1926 co-op
- 120 East 75th Street — 1923 co-op
- 120 East 83rd Street — 1925 co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
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 Plaza Tower?
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646.939.7375 · c.cohen@compass.com