Carnegie Hill Tower (1327 Madison Avenue / 40 East 94th Street)
1327 Madison Avenue, New York, NY 10128
- Year built
- 1983
- Type
- Condominium
- Units
- 205
- Floors
- 32
- Landmark
- No
- Pets
- Permitted under condominium rules (confirm any weight or breed terms with the managing agent)
- Financing
- Condominium — minimum 10% down; no co-op-style financing cap
- Flip tax
- None documented as a condominium; confirm any current transfer fee at offer stage
Every recorded sale at this building, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,282
- Listing discount
- 5.1%
- Recorded sales
- 173
- On record
- 2003–2026
Carnegie Hill Tower is the modern high-rise condominium of upper Carnegie Hill — a 32-story tower at Madison Avenue and 94th Street, completed in 1983 to an Edward V. Giannasca design, with angled façades, large south-facing bay windows, and a landscaped mid-block mews carrying a waterfall through to 93rd Street. It is one block from Central Park and Museum Mile, and its height gives the upper floors open south and west sightlines that the low-rise Carnegie Hill townhouse stock structurally cannot.
Its place in the market is a product of that height, its condominium structure, and its origins. The building is the outcome of a landmark community-planning fight: Carnegie Hill residents hired their own architects and won a special zoning amendment, and the developer received a density bonus in exchange for preserving a neighboring apartment house and creating the landscaped waterfall mews. The result is a tall, view-capable tower with a garden approach in a neighborhood otherwise defined by brownstones and prewar co-ops. As a condominium, it offers pied-à-terre and investment use, subletting, and financing without a co-op board's thresholds — a rarer profile this far into Carnegie Hill.
The location is prime upper Carnegie Hill: Madison and 94th, one block from the Park, within Museum Mile, and close to the neighborhood's private schools, the 6 at 96th Street, and the Second Avenue subway's Q at 96th. It pairs a townhouse-scaled neighborhood with a tower's light and views.
Architecture and unit composition
Edward V. Giannasca's design is a pale-masonry modern tower distinguished by angled, asymmetrical façades and large bay windows oriented south down Madison Avenue — a form that widens the light and produces angled interior layouts through much of the building. The base carries a handsome retail frontage; the mid-block garden mews with its waterfall gives the block a landscaped, quieter face toward 93rd Street.
The roughly 205 residences — cited in some records at an original count near 223 — run from one-bedrooms through larger family layouts, with the higher floors and the south- and west-facing lines carrying the strongest light and the open Park-adjacent and downtown views. Some upper units carry wood-burning fireplaces and private terraces. Because floor, exposure, and the angled layouts vary the value so much unit to unit, same-line, same-floor comparables — not blended per-foot averages — are the correct analytical unit.
Building operations
Carnegie Hill Tower operates as a full-service condominium: 24-hour doorman and concierge, a live-in superintendent, a fitness center, a landscaped roof deck with panoramic views, an attached garage, a bike room, cold storage, and the landscaped garden mews. Common charges reflect the staffing and the amenity maintenance a tower of this scale requires, including the garden and water feature. Buyers should confirm the specific unit's carry, and review the reserve position and any active assessment during diligence; for a tower of this vintage, the engineering reports and any façade or mechanical capital work are worth reviewing.
Recent sales
Carnegie Hill Tower trades as a view-capable, full-service Carnegie Hill condominium where floor and exposure drive value as much as the apartment itself, and where the condominium structure widens the buyer pool relative to the neighborhood's prewar co-ops. Pricing runs unit-by-unit: higher floors and south- and west-facing lines with open exposures carry premiums over lower and interior lines. Recorded sales auto-populate from public records; unit-level history and current same-line comparables are maintained in The Roebling Research Library and shared with clients during diligence. Same-line, same-floor comparables — not building averages — are the correct basis in a 32-story tower.
Recent closings 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 |
|---|---|---|---|---|---|
| Jun 23, 2026 | 3D | 1 BR · 1 BA · 871 sf | $990,000 | $1,137/sf | -23.8% |
| Jun 15, 2026 | 6F | 2 BR · 2 BA · 1,400 sf | $1,400,000 | $1,000/sf | -4.8% |
| May 28, 2026 | 20F | 2 BR · 2 BA · 1,400 sf | $1,850,000 | $1,321/sf | off-mkt |
| May 27, 2026 | 3E | 2 BR · 2 BA | $1,525,000 | -4.7% | |
| Apr 1, 2026 | 18B | 2 BR · 2 BA | $2,125,000 | -2.3% | |
| Feb 12, 2026 | 11A | 3 BR · 3 BA · 1,822 sf | $2,600,000 | $1,427/sf | -4.6% |
| Sep 5, 2025 | E | 1,016 sf | $930,000 | $915/sf | off-mkt |
| Jul 14, 2025 | 10F | 2 BR · 2 BA · 1,400 sf | $1,775,000 | $1,268/sf | -11.0% |
Market read. Most recent trades (2026) cleared a median $1,282/sf across 4 sales. Median listing discount 5.1% 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 |
|---|---|---|
| Feb 10, 2015 | 7D/7E | $2,795,000 |
| Mar 28, 2013 | 21E | $750,000 |
| Jun 29, 2007 | 15A | $2,300,000 |
| Dec 10, 2004 | 20A | $2,650,000 |
| May 27, 2004 | 15A | $1,895,000 |
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 1-01505-7502) 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.
What to know if you’re buying
Buy the floor and the exposure. Height and orientation are the value here — the south- and west-facing upper lines carry the open views. Use same-line, same-floor comparables, not a tower average.
Condo flexibility is real. Pied-à-terre and investment use, subletting, and financing without a co-op board's thresholds are available; minimum down payment is 10%. The building is pet-friendly — confirm any weight or breed terms with the managing agent.
Value the location. One block from Central Park, inside Museum Mile, near the neighborhood's private schools and the 6 and Q trains. This is prime upper Carnegie Hill.
Diligence the tower. For a 1983 high-rise, review the current engineering reports, board minutes, reserve study, and any façade or mechanical capital program. Run the True Monthly Carrying Cost Calculator.
What to know if you’re selling
Lead with the light and the mews. The angled bay windows, the south-facing views down Madison, and the landscaped waterfall garden are the marketing story — a tower's light with a garden approach.
Price by floor and line. In a 32-story tower with angled layouts, exposure and altitude segment the market sharply. Comparable analysis is line-specific.
Sell the flexibility and the address. Condominium freedom in prime Carnegie Hill, one block from the Park — a combination the neighborhood's co-ops can't match.
Closing timelines are condo-fast. 30–45 days from contract to closing; foreign and investor buyers are welcome under the declaration.
Comparable buildings
If you're considering Carnegie Hill Tower, also evaluate:
- 45 East 89th Street — the tall full-service Carnegie Hill tower nearby; the closest high-rise like-for-like
- 1080 Fifth Avenue — the Fifth Avenue Park-front building at the edge of Carnegie Hill; the Park-facing alternative
- 245 East 93rd Street — full-service condominium to the east; a value-oriented peer
- 200 East 94th Street — full-service condominium nearby; the amenity-tower alternative
- Trump Palace (200 East 69th) — tall view-driven Upper East Side condominium; the height alternative to the south
The Roebling Team at Carnegie Hill Tower
The Roebling Team at Compass works Carnegie Hill and the broader Upper East Side as a core practice area, including the neighborhood's few modern view-driven towers. We publish this profile because a 32-story condominium in a townhouse-scaled neighborhood prices by floor and exposure — not by a blended average — and because buyers and sellers here deserve the same-line analysis and the tower-specific diligence that generic descriptions miss.
If you're considering a purchase or sale at Carnegie Hill Tower, a 30-minute consultation is the right starting point. We'll bring floor-and-line comparable analysis, the full carrying-cost picture, and the diligence priorities specific to an early-1980s condominium.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
Get the full picture on this building.
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