The Ventana
150 East 85th Street, Manhattan, at Lexington Avenue, on the Upper East Side
BBL 1015137502 · BIN 1047689
- Year built
- 1986
- Type
- Condominium
- Units
- 102
- Floors
- 15
- Amenities
- Full-time doorman, resident superintendent, gym, furnished roof deck, storage and laundry rooms on alternating floors
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Doorman
- Full-time doorman
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, 2026 to date
- $1,198
- floor-adjusted, 4 sales
- Listing discount
- 2.4%
- Recorded sales
- 145
- On record
- 2003–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Ventana would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.
The Ventana's bay windows and curved balconies shape a 15-story condominium at Lexington Avenue and East 85th Street. The rounded corner and projecting dark glass give the building a recognizable façade within the Upper East Side's late-20th-century apartment stock. Inside, the bays extend the window line beyond a flat wall and create angled areas in living rooms and bedrooms.
The building combines a substantial inventory of compact homes with larger two-bedroom plans and combinations. Private outdoor space appears in several forms, including balconies, planter terraces and larger patios at lower levels. A furnished common roof deck adds shared outdoor space for apartments that have none of their own.
The address is close to the Lexington Avenue express and local service at 86th Street. Retail along Lexington and the east-west shopping corridor puts daily services near the entrance. Central Park lies several avenues west, while the building itself occupies an active avenue corner with different exposures on its two street fronts.
Architecture and unit composition
The exterior pairs beige brick with dark window bays and curved balcony edges. The corner treatment turns the building between Lexington Avenue and the side street. Some window tops are angled, adding to the façade's pattern. The entrance is canopied, with automatic sliding doors leading to a wood-paneled lobby.
Apartments range from studios to larger multiroom residences. The recurring one-bedroom inventory includes homes around 600 to 750 square feet. Larger original configurations are roughly twice that size, and combinations extend the upper end further. These areas describe the broad scale of the inventory, while the arrangement of bays and balconies gives individual plans their character.
Some bedrooms have floor-to-ceiling bay windows with enough depth to create a sitting or work area. Living rooms may open onto balconies, while lower-level residences can have patios or planter terraces. Those outdoor types have different practical uses: a narrow planted edge does not provide the same furniture space as a deeper balcony or patio.
Kitchens vary between enclosed galley plans and layouts opened to the living area through renovation. Bathrooms and cabinetry have also changed over time. In a combination, circulation depends on how the original apartments were joined; the broader interior area can accommodate additional rooms but may retain more than one original entry zone.
Building operations
The Ventana provides a staffed lobby around the clock, with a resident superintendent and building support staff. Shared recreation is concentrated in the fitness room and roof deck. Storage is also available within the building, subject to the arrangements applicable to a particular owner.
Laundry rooms are distributed on alternating residential floors. That location is a practical part of the building's design, reducing the trip to a common basement laundry. Shared laundry on the floor doesn't mean every apartment can install its own washer and dryer; that still requires the condominium's approval.
The tax roll separates the 102 residential lots from one commercial lot. The largest recorded owner holds two homes, so ownership is broadly distributed. DOF identifies no property-wide abatement; the residential tax line belongs in addition to condominium common charges.
The combination of balconies, projecting window bays and a common roof creates several exterior components that require coordinated maintenance. Owners of altered or combined homes should identify which original windows and outdoor areas remain part of their layout, especially where an older floor plan shows a different configuration.
Policy framework
Pets: Cats and dogs permitted — confirm with the managing agent.
Pied-à-terre ownership: Permitted — confirm with the managing agent.
Application and transaction fees
Fees below are from building management's published schedule, as of September 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
Purchase
10 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeeConditionalPaid to management | Paid by Buyer | When With the application | Amount $725, additional $200 if there is more than one co-applicant or financial statement form. | Refundable Non-refundable |
| Closing Document Preparation FeePaid to management | Paid by Buyer | When With the application | Amount $400 | Refundable Not stated |
| Credit/Background Check FeePer applicantPaid to management | Paid by Buyer | When With the application | Amount $150 per applicant/adult occupant | Refundable Non-refundable |
| Gym Key Fob FeeConditionalConditions: If ApplicablePaid to the building | Paid by Buyer | When With the application | Amount $30 per New Gym Key Fob, replacement key fobs are $35.00 each. | Refundable Non-refundable |
| Gym Opt-In FeeConditionalConditions: If ApplicablePaid to the building | Paid by Buyer | When With the application | Amount $25 (If Owner decide to opt-in) | Refundable Non-refundable |
| Move In FeePaid to the building | Paid by Buyer | When With the application | Amount $1,000 | Refundable Non-refundable |
| FeePaid to the building | Paid by Buyer | When With the application | Amount Equal to Three base months common charges subtracted by $500.00 processing fee (non-refundable) for new purchasers 1.5 months of common charges subtracted by $500 processing fee (non-refundable) | Refundable Requires confirmation |
| Move Out FeePaid to the building | Paid by Seller | When With the application | Amount $1,000 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-in DepositPaid to management | Paid by Buyer | When With the application | Amount $1,000 | Refundable Refundable |
| Move-Out DepositPaid to management | Paid by Buyer | When With the application | Amount $1,000 | Refundable Refundable |
Rental or lease
13 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Building Admin FeePaid to the building | Paid by Landlord | When With the application | Amount $550 | Refundable Non-refundable |
| Credit/Background Check FeePaid to management | Paid by Landlord | When With the application | Amount $150 | Refundable Non-refundable |
| Processing FeeConditionalPaid to management | Paid by Landlord | When With the application | Amount $575, additional $200 if there is more than one co-applicant or financial statement form. | Refundable Non-refundable |
| Gym Annual Fee-Mandatory for all TenantsRecurringPaid to the building | Paid by Tenant | When With the application | Amount $360 Per Apartment - Mandatory | Refundable Non-refundable |
| Gym Key Fob FeePaid to the building | Paid by Tenant | When With the application | Amount $30 per New Gym Key Fob, replacement key fobs are $35.00 each. | Refundable Non-refundable |
| Move Out FeePaid to the building | Paid by Tenant | When With the application | Amount $1,000 | Refundable Non-refundable |
| Move-in FeePaid to the building | Paid by Tenant | When With the application | Amount $1,000 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move In DepositPaid to the building | Paid by Tenant | When With the application | Amount $1,000 | Refundable Refundable |
| Move Out DepositPaid to the building | Paid by Tenant | When With the application | Amount $1,000 | Refundable Refundable |
Lease renewal
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Lease Renewal Building FeePaid to the building | Paid by Landlord | When With the application | Amount $300 | Refundable Non-refundable |
| Lease Renewal FeePaid to management | Paid by Landlord | When With the application | Amount $225 | Refundable Non-refundable |
| Gym Membership Mandatory FeePaid to the building | Paid by Tenant | When With the application | Amount $360 Per Apartment - Mandatory | Refundable Non-refundable |
| Replacement Gym Key Fobs if necessaryConditionalPaid to the building | Paid by Tenant | When With the application | Amount Equal to $35.00 per replacement Gym Key Fobs (optional, if applicable) | Refundable Non-refundable |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $573 per room a monthMedian of 8 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $2.47 per square foot a monthMedian of 9 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $1.59 per square foot a monthMedian of 9 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $0.85 per square foot a monthMedian of 9 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Amenities noted
- Fitness room, roof deck, laundry roomSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $20,463/yr
- 2030–2034 annual penalty
- $105,059/yr
- Per unit / month range
- $17 – $86
- Modeled exposure split equally across 102 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 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. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Aug 5, 2026 | 8ABC | 3 BR · 4 BA · 1,798 sf | $1,950,000 | $1,085/sf | +0.0% |
| Jun 10, 2026 | 11E | 1 BR · 1 BA · 610 sf | $845,000 | $1,385/sf | +5.8% |
| Feb 4, 2026 | 7H | 1 BR · 1 BA · 652 sf | $780,000 | $1,196/sf | -6.9% |
| Jan 20, 2026 | 3F | 1 BR · 1 BA · 655 sf | $756,800 | $1,155/sf | +8.1% |
| Nov 5, 2025 | 8I | 605 sf | $758,888 | $1,254/sf | — |
| Sep 22, 2025 | 3I | 1 BR · 1 BA · 605 sf | $755,000 | $1,248/sf | -3.1% |
| May 29, 2025 | 11G | 1 BR · 1 BA · 715 sf | $810,000 | $1,133/sf | — |
| Mar 31, 2025 | 11B | 1 BR · 1 BA · 645 sf | $765,000 | $1,186/sf | -4.4% |
Market read. Most recent trades (2026 to date) cleared a median $1,198/sf (floor-adjusted) across 4 sales. 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 2.4% 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 1-01513-7502; 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.
Closed rents at The Ventana, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 5 | $4,025 |
7 closed leases, October 2023 to September 2026. Most recent lease April 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at The Ventana and nearby.
At the recent median sale of $780K (9 sales in the past 24 months, since November 12, 2024), a buyer putting 25% down would pay about $30,054 to close, or 3.9% of the price.
- Mansion tax: $0
- Mortgage recording tax: $11,261
- Title insurance: $3,510
- Attorneys, lender, building fees, reserves and filings: $15,283
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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Comparable buildings
- Evans Tower: a larger condominium tower from the same development era near the 86th Street transit corridor.
- Maison East: a late-20th-century condominium of comparable apartment count in a taller building form.
- The New Yorker: a smaller condominium nearby for comparing building scale and avenue location.
- Le Trianon: a condominium tower from the same period with a smaller ownership inventory.
- The Dunhill: a similarly sized condominium farther east for buyers comparing location with height and outlook.
- The Belgravia: another 1980s condominium in the Lexington Avenue area, with fewer homes and a taller profile.
More Upper East Side buildings
- 150 East 79th Street — condominium
- 150 East 93rd Street — 1923 co-op
- Imperial House (150 East 69th Street) — 1959 co-op by Emery Roth & Sons
- 151 East 76th Street — 1959 co-op
- 151 East 78th Street — 2014 condominium by Peter Pennoyer Architects
- 151 East 79th Street — 1925 co-op by W. K. Rouse & L. A. Goldstone
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
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. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at The Ventana?
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646.939.7375 · c.cohen@compass.com