1399 Park Avenue
1399 Park Avenue, New York, NY 10029
BBL 1016317502 · BIN 1089853
- Year built
- 2016
- Type
- Condominium
- Units
- 74
- Floors
- 23
- Landmark
- No
Every recorded sale at this building, 2019–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $967
- Listing discount
- 2.5%
- Recorded sales
- 93
- On record
- 2019–2026
1399 Park Avenue is the tallest and most architecturally ambitious residential building on upper Park Avenue north of 96th Street, and it is the clearest test case for a question East Harlem buyers keep asking: what happens when a serious design architect and a full-service program land on a block that has never carried either. Hill West Architects — a firm better known for large downtown and Midtown towers — produced a sculptural, stepped composition in architectural concrete, metal and glass, massed as interlocking volumes rather than as an extruded slab, with the setbacks yielding terraces at the fifth floor, the twenty-third floor and the roof. It reads as a designed object from four or five blocks away in either direction on Park, which nothing else on this stretch of the avenue does.
The structure of the condominium is unusual and buyers should understand it before they read a single floor plan. The building is not seventy-four apartments. It is seventy-two residential apartments plus two large non-residential condominium units: a community-facility unit of roughly 19,600 square feet, separately owned and taxed as commercial property, and a cellar parking garage of roughly 7,800 square feet reached by a car lift. Those two units carry their own common-charge allocations and their own votes, and the declaration authorizes the board of managers to allocate operating costs between the residential and non-residential units on the basis set out in the first-year budget. Any diligence here should include how that allocation actually runs today, because in a building where a quarter of the floor area sits outside the residential block, the split is not a formality.
The tax posture is the fact that most changes the math. A 2015-filed, 2016-assessed East Harlem condominium would ordinarily be expected to carry an active 421-a exemption, and that expectation is wrong here. There is no exemption on any unit lot in any year of the Department of Finance record, and the offering plan's own first-year budget projects residential taxes at the full class-2 rate with no benefit assumed. That means two things for a buyer. There is no abatement burn-off schedule waiting to raise the monthly carry in year eight or year twelve — the tax line is already fully phased in. But it also means the building never enjoyed the artificially low early-year carrying cost that has flattered resale pricing in comparable abated buildings, and it competes against those buildings on a genuinely different basis. Run the carrying-cost comparison against the current bill on the specific unit, not against the sponsor's projection or a neighboring building's abated line.
Architecture and unit composition
The building rises twenty-three floors above grade over a cellar, in a Class 1-B non-combustible structure. The residential program sits above a community-facility base, and the two are served by separate elevator systems — two passenger cars for the seventy-two apartments, a dedicated car for the community-facility unit. There is no service entrance, an operational quirk worth confirming against current move-in rules, since it means moves, deliveries and contractor access all route through the same residential entrance.
Private outdoor space is concentrated at the setbacks. The offering plan designates terraces as limited common elements appurtenant to seven apartments — 12C, 12D and 12E at the twelfth-floor step, 15A and 15B at the fifteenth, and the two duplex-numbered residences 19/20A and 19/20B at the top of the tower. The remaining sixty-five residences take their outdoor space from the shared terraces on the fifth floor, the twenty-third floor and the roof.
Two site conditions shape the light. The building sits directly on Park Avenue at 104th Street, where the Metro-North viaduct runs down the center of the avenue — a defining feature of upper Park that determines the character of the west-facing outlook and the ambient sound profile, and one every buyer should experience in person at rush hour. And immediately adjacent, land held by a garden trust keeps a portion of the block low; the sponsor expressly retained no air development rights over the building for future expansion, though the plan is careful to note that any development rights subsequently acquired would belong to the condominium.
One data caveat worth stating on the page: PLUTO's derived floor-area-ratio figures for this condominium billing lot do not reconcile cleanly with the underlying R7-2 residential bulk limit. The record is a tax-lot abstraction rather than a zoning determination, and the approved plans should be the reference for any bulk question.
Building operations
The plan's staffing program is genuinely full-service for the neighborhood: 24-hour doorman coverage, a non-resident superintendent on a forty-hour week, a handyman, a full-time maintenance worker and a 24-hour janitorial service approved by the Department of Buildings. Common facilities are the lobby and first-floor concierge, bicycle storage, and a fifth-floor amenity floor combining a lounge, a game room and a gallery that opens onto the fifth-floor terrace.
Ownership today is broadly distributed. The assessment roll shows seventy-one distinct owners across the seventy-four unit lots — individuals, family trusts and single-purpose entities — with the largest single holder controlling four apartments and sponsor-affiliated entities holding two lots, one of which is the parking garage. That distribution matters because the offering plan carried an unusually blunt special-risk disclosure: the sponsor retained the unconditional right to rent rather than sell units, was obligated only to endeavor in good faith to sell fifteen percent of them, and warned that the sponsor control period might never end. On the evidence of the current tax roll, the building sold through and that risk did not materialize — but a buyer's attorney should still confirm the current composition of the board of managers and whether the sponsor control period has in fact terminated.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $24,370/yr
- Per unit / month range
- $0 – $28
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 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. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 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 record last verified September 2026.
Recent sales
1399 Park is priced and traded on dollars per square foot, and the honest comparison set is narrow. Within East Harlem there is very little full-service, elevatored, doormanned new-construction condominium inventory of this scale; the closest analogues sit west across the park in Central and West Harlem or south of 96th Street in Carnegie Hill, and each of those comparisons imports a different land basis. Two adjustments matter when running them. First, the absence of any tax abatement means the monthly carry at 1399 Park is not directly comparable to an abated peer without normalizing the tax line. Second, the terrace units and the upper-floor residences with open north and east exposures over low-rise East Harlem carry a genuine premium that the interior lower-floor apartments do not, and averaging the building to a single per-foot number produces a misleading answer in both directions. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, curated by The Roebling Team research desk. 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 |
|---|---|---|---|---|---|
| Jul 2, 2026 | 7C | 2 BR · 2 BA · 962 sf | $930,000 | $967/sf | -3.6% |
| Oct 23, 2025 | 8D | 3 BR · 2.5 BA · 1,462 sf | $1,254,999 | $858/sf | -10.4% |
| Aug 28, 2025 | 17A | 3 BR · 3 BA · 2,018 sf | $1,515,000 | $751/sf | +1.0% |
| Aug 28, 2025 | 11E | 1 BR · 1 BA · 705 sf | $708,000 | $1,004/sf | -5.6% |
| Feb 27, 2025 | 9C | 2 BR · 2 BA · 962 sf | $985,000 | $1,024/sf | off-mkt |
| Jan 23, 2025 | 14A | 2 BR · 2 BA · 880 sf | $929,000 | $1,056/sf | -4.1% |
| Apr 1, 2024 | 10F | 1 BR · 1 BA · 764 sf | $720,000 | $942/sf | -14.8% |
| Mar 15, 2024 | 9D | 3 BR · 2.5 BA · 1,443 sf | $1,200,000 | $832/sf | off-mkt |
Market read. Most recent trades (2026) cleared a median $967/sf across 1 sale. Median listing discount 2.5% 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.
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 1-01631-7502) 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.
Comparable buildings
If you're considering 1399 Park Avenue, also evaluate:
- 1485 Fifth Avenue (5th on the Park) — the closest full-service uptown new-development condominium in scale and program
- 111 Central Park North — parkfront new-development condominium; the north-park alternative
- 145 Central Park North — contemporary parkfront condominium with a designed architectural argument
- 380 Lenox Avenue (The Lenox) — Harlem's established full-service condominium
- 2101 Eighth Avenue (Parc Standard) — comparable-vintage uptown condominium
- 1435 Lexington Avenue — the prewar cooperative alternative just south, in Carnegie Hill
- 1349 Lexington Avenue (The Paulding) — prewar Carnegie Hill cooperative; the pre-war ownership alternative below 96th Street
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Harlem — read The Roebling Team Guide to Harlem.
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.
Considering a move at 1399 Park Avenue?
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