12 East 88th StreetRecorded sales & closing prices
12 East 88th Street, New York, NY 10128
43 recorded closings, 2017–2026. Sortable and searchable below.
- Recorded closings
- 43
- Date range
- 2017–2026
- Median $/sf
- $1,895
- Listing discount
- 6.7%
- Monthly carry/sf
- $15.72
- Price range
- $330K – $10.3M
Change in the building’s median $/sf over each window, adjusted to a floor-adjusted basis — standardized to the building’s average floor, so it reflects price rather than which floors happened to sell. (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 vacant, 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 traded at a fraction of those levels while occupied, and at market levels once vacant. Any comparable analysis in this building that does not separate occupied-unit transfers from vacant-unit sales will produce a number that is wrong by a wide margin. 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, occupancy status matters 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 and verified listing data, then enriched apartment-by-apartment by The Roebling Team research desk. Across sales with a public asking price, the building carries a median listing discount of 6.7% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy here.
Price per square foot over time
40 sales with a known square footage, by closing date.
The vertical premium
The climb in price per square foot as you rise through the building — light and views included, time-adjusted to today’s market.
Premium by line
What each line’s exposure is worth — its light, outlook, and orientation — measured against the building’s average sale.
Recent closings
The building’s 10 most recent market sales.
| Date | Unit | Apartment | Price | $/sf | vs. Ask |
|---|---|---|---|---|---|
| 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 | — |
| Oct 8, 2021 | 1A | 1,045 sf | $2,039,402 | $1,952 | — |
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 | ||||||
|---|---|---|---|---|---|---|
| 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 BR | 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 | PHABC | 2 BR | 1,948 | $9,000,000 | $4,620 | — |
| Jan 26, 2018 | PH12A | 2 BR · 2.5 BA | 4,030 | $9,000,000 | $2,233 | — |
| 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 BR | 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) 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 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.
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