Back to 12 East 88th Street building profile
12 East 88th StreetRecorded sales & closing prices
12 East 88th Street, New York, NY 10128
44 recorded closings, 2017–2026. Sortable and searchable below.
- Recorded closings
- 44
- Date range
- 2017–2026
- Median $/sf
- $1,895
- Listing discount
- 7.1%
- Monthly carry/sf
- $2.91
- Price range
- $330K – $10.3M
Change in the building’s median $/sf over each window, on a floor-adjusted basis — standardized to the building’s average floor, so it reflects price rather than which floors happened to sell. This is a different method from The Roebling Index, which publishes plain medians and applies no floor adjustment; the two are not interchangeable. Floor adjustment standardizes for floor only. It does not control for condition, size, exposure, renovation or the mix of what happened to trade. (2022 marks the rate-shock inflection.) Like-for-like repeat-sale figures to follow.
Carnegie Hill trades on a narrow set of variables — light, ceiling height, layout, and whether the building is a prewar co-op or something else. 12 East 88th is something else: a 1931 building with prewar proportions and condominium ownership, on a street of co-ops, without an abatement and without landmark constraint. That combination has a specific buyer — one who wants prewar scale but not a board, and who is willing to carry a full tax bill for the flexibility.
Pricing at the building has two distinct populations, and they should never be blended. Sponsor sales of renovated residences between 2017 and 2021 cleared at Carnegie Hill condominium levels, with the upper floors and penthouses at a substantial premium to the lower stack. The twelve units that went out in the 2017 bulk transaction have recorded resales well below those levels and, in several cases, later resales closer to them; the deeds do not say whether an apartment was occupied at sale. Any comparable analysis in this building should separate those transfers from sponsor sales and establish each one's occupancy and sale terms before using it. Indexed to the last complete year, Carnegie Hill condominium pricing continues to reward renovated full-floor and half-floor layouts and to discount the lower stack; in this building, a sale's occupancy and terms can matter more than either.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The complete recorded-sale history for 12 East 88th Street, compiled from NYC Department of Finance transfer records, with apartment-by-apartment detail from The Roebling Research Library. Across sales with a public asking price, the building carries a median listing discount of 7.1% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy here.
Price per square foot over time
41 sales with a known square footage, by closing date.
The vertical premium
Time-adjusted price per square foot by floor group, against the recent median. These figures reflect the apartments that traded and do not isolate the value of light, views, layout or condition.
Premium by line
Time-adjusted price per square foot by line, against the recent median. Line groups are not floor-controlled and do not isolate the value of light, outlook, layout or condition.
Recent closings
The building’s 10 most recent market sales.
| Date | Unit | Apartment | Price | $/sf | vs. Ask |
|---|---|---|---|---|---|
| Sep 15, 2026 | PH12A | 5 BR · 4.5 BA · 4,000 sf | $9,250,000 | $2,313 | -7.5% |
| Jul 28, 2026 | 3B | 1 BR · 1 BA · 868 sf | $1,100,000 | $1,267 | — |
| Jul 22, 2026 | PH14 | 3,435 sf | $7,557,633 | $2,200 | — |
| Jul 13, 2026 | 8A | 4 BR · 4.5 BA · 3,000 sf | $6,500,000 | $2,167 | +0.0% |
| Apr 7, 2026 | 3C | 3 BR · 2,824 sf | $5,650,000 | $2,001 | — |
| Mar 9, 2026 | 2D | 2 BR · 2 BA · 1,449 sf | $2,300,000 | $1,587 | -8.0% |
| Nov 17, 2025 | PH11 | 3 BR · 3.5 BA · 2,192 sf | $4,325,000 | $1,973 | -13.5% |
| Nov 14, 2025 | PH11B | 2,192 sf | $4,443,262 | $2,027 | — |
| Feb 25, 2025 | 8E | 1 BR · 1 BA · 714 sf | $1,525,000 | $2,136 | +0.0% |
| Oct 15, 2024 | 1B | 320 sf | $329,550 | $1,030 | — |
The retrade record
Lines that have changed hands more than once in the public record — the building’s appreciation arc, apartment by apartment.
Every recorded sale
Sort any column; filter by unit or keyword. Prices are the recorded transfer amount at the NYC Department of Finance. Every sale sits in one of three states: counted in the building’s medians and trend; shown but excluded as a non-arms-length or nominal transfer; or shown and ⚑ flagged for review — a possible duplicate filing or an extreme $/sf outlier, held out of the statistics pending manual verification rather than allowed to move them.
| Apartment | ||||||
|---|---|---|---|---|---|---|
| Sep 15, 2026 | PH12A | 5 BR · 4.5 BA | 4,000 | $9,250,000 | $2,313 | -7.5% |
| Jul 28, 2026 | 3B | 1 BR · 1 BA | 868 | $1,100,000 | $1,267 | — |
| Jul 22, 2026 | PH14 | 3,435 | $7,557,633 | $2,200 | — | |
| Jul 13, 2026 | 8A | 4 BR · 4.5 BA | 3,000 | $6,500,000 | $2,167 | +0.0% |
| Apr 7, 2026 | 3C | 3 BR | 2,824 | $5,650,000 | $2,001 | — |
| Mar 9, 2026 | 2D | 2 BR · 2 BA | 1,449 | $2,300,000 | $1,587 | -8.0% |
| Nov 17, 2025 | PH11 | 3 BR · 3.5 BA | 2,192 | $4,325,000 | $1,973 | -13.5% |
| Nov 14, 2025 | PH11B | 2,192 | $4,443,262 | $2,027 | — | |
| Feb 25, 2025 | 8E | 1 BR · 1 BA | 714 | $1,525,000 | $2,136 | +0.0% |
| Oct 15, 2024 | 1B | 320 | $329,550 | $1,030 | — | |
| Oct 8, 2021 | 1A | 1,045 | $2,039,402 | $1,952 | — | |
| Sep 23, 2021 | TH1 | 2 BR · 2.5 BA | 1,584 | $2,120,000 | $1,338 | -28.1% |
| Aug 2, 2021 | 1C | 3 BR · 2 BA | 1,623 | $3,475,000 | $2,141 | -0.7% |
| Apr 29, 2021 | TH2 | 4 BR · 4.5 BA | 4,171 | $6,000,000 | $1,439 | -19.9% |
| Mar 31, 2021 | 3F | 1 BR · 1 BA | 952 | $1,260,084 | $1,324 | — |
| Dec 21, 2020 | 2B | 868 | $1,150,000 | $1,325 | — | |
| Oct 22, 2020 | 10A | 4 BR · 4.5 BA | 2,980 | $5,250,000 | $1,762 | -22.2% |
| Aug 6, 2020 | 7E | 714 | $718,884 | $1,007 | — | |
| Apr 14, 2020 | 7A | 4 BR · 4.5 BA | 2,980 | $5,700,000 | $1,913 | -4.9% |
| Mar 18, 2020 | 9A | 4 BR · 4.5 BA | 2,980 | $5,600,000 | $1,879 | -13.8% |
| Nov 26, 2019 | 2C | 2 BR · 2.5 BA | 1,375 | $2,390,000 | $1,738 | -7.9% |
| Oct 17, 2019 | 3B | 1 BR · 1 BA | 868 | $1,476,462 | $1,701 | -10.5% |
| Jul 29, 2019 | PH11A | 4 BR · 4.5 BA | 4,030 | $10,325,000 | $2,562 | -10.2% |
| Dec 11, 2018 | 10B | 5 BR · 5.5 BA | 3,690 | $8,750,000 | $2,371 | -7.9% |
| Nov 15, 2018 | 5B | 5 BR · 5.5 BA | 3,690 | $8,100,000 | $2,195 | -9.5% |
| Oct 30, 2018 | 3A | 3 BR · 3.5 BA | 2,065 | $4,700,000 | $2,276 | -5.1% |
| Oct 23, 2018 | 4A | 5 BR | 3,905 | $8,100,000 | $2,074 | — |
| Oct 15, 2018 | 9D | 2 BR · 2 BA | 1,449 | $3,150,000 | $2,174 | -9.5% |
| Aug 14, 2018 | 6A | 5 BR · 4.5 BA | 3,905 | $8,675,000 | $2,222 | -3.1% |
| Jun 8, 2018 | 1C | 3 BR · 2 BA | 1,623 | $3,300,000 | $2,033 | -1.5% |
| May 18, 2018 | 5A | 3 BR | 2,065 | $4,900,000 | $2,373 | -6.7% |
| Apr 4, 2018 | 4DSponsor Sale | 1 BRoutside the market statistics (eligibility screen) | 735 | $1,303,360 | $1,773 | -6.6% |
| Mar 7, 2018 | 6D | 2 BR | 1,449 | $3,280,000 | $2,264 | -6.2% |
| Jan 26, 2018 | PH12A | 2 BR · 2.5 BA | 4,030 | $9,000,000 | $2,233 | — |
| Jan 26, 2018 | PHABC | 2 BR | 1,948 | $9,000,000 | $4,620 | ask unverified |
| Dec 20, 2017 | 7B | 3 BR | 2,976 | $6,350,000 | $2,134 | -9.2% |
| Dec 19, 2017 | 8E | 1 BR | 709 | $1,452,500 | $2,049 | -2.8% |
| Dec 15, 2017 | 6C | 2 BR | 1,378 | $3,309,312 | $2,402 | -28.1% |
| Nov 17, 2017 | 3C | 3 BR | 2,824 | $6,307,031 | $2,233 | -3.0% |
| Aug 23, 2017 | 8A | 4 BR · 4.5 BA | 2,980 | $7,366,612 | $2,472 | — |
| Aug 17, 2017 | 8B | 3 BR | 2,243 | $5,529,097 | $2,465 | -3.8% |
| Aug 15, 2017 | 2B | — | $10,084,889 | — | — | |
| Aug 4, 2017 | 2DSponsor Sale | 2 BRoutside the market statistics (eligibility screen) | 1,450 | $3,000,000 | $2,069 | +0.0% |
| Feb 10, 2017 | 9A | 4 BR · 4.5 BA | 2,980 | $7,483,750 | $2,511 | -5.0% |
Sources, exclusions and how these figures are computed
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01499-7502; each condominium apartment is its own tax lot). 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 from recorded condo declarations and offering plans. Storage, parking, and commercial units are excluded from all figures. Floor- and line-level $/sf are time-controlled (each sale measured against the building’s going rate at the time of sale) and expressed at today’s pricing, so they isolate the floor or line premium rather than blend two decades of market movement.
Put this data to work.
Know what’s fair before you offer — we’ll show you where each line trades, the building’s discount-to-ask pattern, and where the value sits right now.
Price to the building’s real trajectory, not a guess — we’ll position your line against its true comps to maximize the outcome.
646.939.7375 · c.cohen@compass.com