1399 Park Avenue

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 first amendment to the offering plan designates terraces as limited common elements appurtenant to seven apartments — 12C, 12D and 12E at the twelfth-floor step, 16A and 16B at the next setback, and the two duplexes 20/21A and 20/21B at the top of the tower. An earlier version of this profile used different upper-unit labels without establishing their source. Confirm the specific apartment’s designation and terrace rights against the latest amendment and the recorded condominium plans. 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.

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.

The assessment roll lists seventy-one differently named record owners across the seventy-four unit lots — individuals, family trusts and single-purpose entities — with the largest single named holder listed on 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. Different record-owner names do not establish beneficial independence or the end of sponsor control. A buyer's attorney should reconcile sponsor-affiliated holdings, voting rights and the current board composition with the documents governing termination of the control period.

Recent sales

Recent closings at this building, from The Roebling Research Library. 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.

Market read. Most recent trades (2026 to date) cleared a median $967/sf (floor-adjusted) across 1 sale. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 2.5% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01631-7502; 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.

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