1192 Park Avenue (94th and Park Corporation)

Rosario Candela (1890–1953) designed ten Park Avenue cooperatives during his prime building cycle, including 720 Park Avenue (1929), 740 Park Avenue (1930), 770 Park Avenue (1930), 778 Park Avenue (1931), 1105 Park (1923), 1172 Park (1926), and 1192 Park (1926). Elizabeth Hawes (in New York, New York: How the Apartment House Transformed the Life of the City (1869–1930), Henry Holt 1993) calls Candela "the grandest of the decade that was itself the greatest" — a framing Carter Horsley quotes in his CityRealty review of 1192 Park.

Horsley calls 1192 Park "an attractive building" with a "very warm brown brick façade" and identifies the rough-hewn gray-granite base as a structural distinction from peer Candela work executed in limestone. The building replaced seven five-story 19th-century apartment buildings on the site — a substantial assemblage even for the 1920s Park Avenue building cycle.

The 2006 limestone restoration

The Carnegie Hill Neighbors Architectural Guide, quoted in Horsley's CityRealty review, documents the 2006 capital project in unusual detail:

"The round-arched entry surround was originally constructed of pre-cast concrete to emulate limestone. Over the years, the concrete deteriorated. In a major renovation in 2006, the entire decorative entry and second story window surround were removed and replaced with carved limestone and finials resembling chess pieces. Above the window is an architrave and segmental pediment with a carved tympanum. A surprise awaits beneath the entrance canopy: a newly designed fanlight, framed in wood with amber-hued leaded glass. At the building base, the concrete bull-nosed string course was replaced with limestone, and concrete blocks were replaced with granite. Candela would have been proud."

The 2006 restoration is unusually well-documented within the broader pre-war Park Avenue cooperative tradition. Original Candela buildings of the mid-1920s often used pre-cast concrete to imitate limestone at a fraction of the cost — the 1192 Park entry was Candela's compromise with budget. The 2006 board, working within the Expanded Carnegie Hill Historic District designation framework, chose to upgrade Candela's compromise to the material he likely would have used at a higher budget: carved limestone for the decorative work, granite for the structural base, plus the chess-piece finials that have become the building's visual signature. The amber-hued leaded-glass fanlight beneath the canopy is entirely a 2006 addition — not in the original 1926 design but conceived in keeping with Candela's vocabulary.

The light tan brick body above the granite base is original. The two balconies and window surrounds at the building's edges on the fourth floor, and the 13th-floor protruding window surrounds, are original Candela details.

The 15-to-42-foot entrance galleries

Horsley's unit-by-unit description of 1192 Park documents the architecturally most consequential Candela planning hallmark — the entry hall as a "full-sized room with rich views into the interior" (Hawes). Apartment 12B has "a 42-foot-long entrance gallery that leads to a 25-foot-wide living room with a wood-burning fireplace next to a 23-foot-wide dining room next to a pantry and a 13-foot-wide kitchen and a 16-foot-long maid's room." Apartment 6A has "a 24-foot-long entrance gallery." Apartment 12C has "a 20-foot-long entrance gallery." This entry-gallery planning vocabulary is paralleled at 720 Park Avenue, where Candela worked with Cross & Cross and produced what is widely regarded as the most generous entry-hall planning in Manhattan residential architecture.

1192 Park operates as a full-service Carnegie Hill cooperative under the 94th and Park Corporation. The operational baseline includes:

• 24-hour doorman
• Live-in resident manager
• Fitness center
• Private storage for each apartment
• Bicycle room
• Central laundry
• Semi-private elevator landings
• In-unit washer/dryer permitted
• Pet-friendly

The building does not carry an on-site garage or roof deck.

Recent transfers at 1192 Park Avenue, sourced from NYC Department of Finance recorded transfers and verified listing data. Apartment-level detail verified upon consultation request.

Active inventory has included Unit 10B (3 BR / 3 BA, 8/9-room, 65+ feet of Park Avenue frontage) at $3,649,000; Unit 3C (3 BR) at $3,250,000; Unit 6D (3 BR) at $2,095,000; and Unit 15A (4 BR). CityRealty's recent rollups place the building's average closed transaction at approximately $1,223 per square foot. 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.

The Candela architectural pedigree is real and substantial. Among the architect's ten Park Avenue cooperative commissions; the broader body of work includes 720 Park, 740 Park, 770 Park, and 778 Park.

The 2006 limestone restoration is structurally consequential. Carved limestone replacement of the original pre-cast concrete entry surround; chess-piece finials; amber-hued leaded-glass fanlight; granite restoration at the base. The restoration produces architectural integrity exceeding the original 1926 specification.

The Barbara Corcoran residency anchors the building's contemporary cultural identity. Verified through The Real Deal and 6sqft; the 16-year ownership tenure and the documented $3.5 million → $4.87 million transaction history is real architectural-history detail.

The pied-à-terre permission is structurally distinguishing. Among the more permissive Candela cooperatives on the corridor; the affirmative pied-à-terre allowance supports pied-à-terre buyers, international purchasers, and the broader buyer demographic.

The in-unit washer/dryer permission is real. Materially more accommodating than typical peer Carnegie Hill cooperative norms.

The 75-apartment scale is the largest of the Candela Carnegie Hill commissions. Substantial inventory produces meaningful annual transaction volume and apartment-line variation.

The 15-to-42-foot entrance galleries are architectural assets. Candela's signature planning grammar produces apartments with entry-hall scale uncommon in peer pre-war Carnegie Hill cooperative inventory.

The Expanded Carnegie Hill Historic District protection applies. LP-1834 designated December 21, 1993; exterior modifications subject to LPC review.

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 1926 vintage (and the architectural integrity of the 2006 limestone restoration) should be reviewed against current management documents.

Closing timelines are cooperative-standard. Plan for 6–10 weeks from contract through board approval to closing.

Marketing should lead with the Candela credential, the 2006 limestone restoration, and the Barbara Corcoran residency. All three are structurally distinguishing identity features documented in primary sources.

The pied-à-terre permission expands the buyer pool meaningfully. Pied-à-terre buyers, international purchasers, and the broader Candela-cooperative-curious buyer demographic should be reached specifically.

The 42-foot-entrance-gallery configurations support premium positioning on the upper-floor inventory. Apartments 12B and similar configurations are architectural assets.

The in-unit washer/dryer permission is a real marketing point. Materially more accommodating than typical peer cooperative norms.

Pricing should reference recent comparable closings. The Unit 10B $3,550,000 June 2025 closing and the Unit 6A $4,800,000 August 2016 closing provide reference points across the building's apartment-line inventory.

Closing timelines are cooperative-standard.

If you're considering 1192 Park Avenue, also evaluate:

• 1172 Park Avenue — Candela 1926; same-architect / same-vintage Carnegie Hill peer (Ira Levin residency; 65% financing)
• 740 Park Avenue — Candela / Cross & Cross 1930; trophy pre-war Park Avenue cooperative
• 720 Park Avenue — Candela 1929; trophy pre-war Park Avenue cooperative
• 770 Park Avenue — Candela 1930; pre-war Park Avenue trophy peer
• 778 Park Avenue — Candela 1931; pre-war Park Avenue trophy peer
• 1185 Park Avenue — Schwartz & Gross 1929; nearby Carnegie Hill peer
• 1199 Park Avenue — nearby Carnegie Hill peer

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 1192 Park, a 30-minute consultation is the right starting point.

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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 3C closed listing, 20456583); Corcoran building page (4178); 1192parkavenue.com; The Real Deal, May 3, 2016, "Barbara Corcoran listing her pad at 1192 Park Ave for $5M"; 6sqft, October 20, 2016, "'Shark Tank' guru Barbara Corcoran unloads Upper East Side co-op for $4.8M"; Elizabeth Hawes, New York, New York: How the Apartment House Transformed the Life of the City (1869–1930) (Henry Holt, 1993); Coldwell Banker Warburg, "The Park Avenue Co-Ops of Rosario Candela" (Medium, September 9, 2016); 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. Domecile cross-confirmation on policy framework.