1652 First Avenue (Fairmont Manor)
1652 First Avenue / 401 East 86th Street, New York, NY 10028
Yorkville, Upper East Side
BBL 1015660001 · BIN 1050547
- Year built
- 1963
- Type
- Cooperative
- Units
- 229
- Floors
- 19
- Landmark
- No
- Pets
- Pets permitted, including larger dogs (no published weight cap)
- Subletting
- Permitted under board rules; guarantors and co-purchasing also permitted (confirm current terms at offer stage)
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2003–2025
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median
- $720K
- Recent range
- $437K – $1.8M
- Listing discount
- 2.4%
- Recorded transfers
- 130
Fairmont Manor is a full-service Yorkville cooperative built for everyday livability rather than trophy status, and that is precisely its appeal. Developed in 1963 and converted to a co-op around 1980 under the entity Fairmont Tenants Corp., the 19-story red-brick building occupies the corner of First Avenue and 86th Street with 229 residences, a 24-hour doorman, a live-in resident manager, and an amenity package — garage, landscaped roof deck, fitness center — that is unusually complete for its price tier.
The building's reputation rests on two things: accessible pricing relative to the white-glove buildings to the west, and a notably permissive policy posture for a co-op. Subletting, guarantors, co-purchasing, and pieds-à-terre are accommodated, and the building is genuinely pet-friendly, including larger dogs. For first-time co-op buyers, families building equity, and buyers who want a doorman building without Park Avenue carrying costs, Fairmont Manor is one of Yorkville's practical full-service options.
The location sits at the heart of Yorkville, near the Second Avenue subway (Q at 86th Street), Carl Schurz Park and the East River esplanade, and the Yorkville retail corridor. The corner siting and 19-story height give upper floors open exposures and, from the roof deck, East River views.
Architecture and unit composition
The 229 residences span a 19-story postwar elevator building with a practical mix of layouts — studios through larger family apartments. The red-brick fireproof structure is typical of its early-1960s vintage: efficient floor plates, generous light from the corner and avenue exposures, and ground-floor retail at the base. The landscaped roof deck capping the building is a meaningful shared amenity with river views.
Building operations
Fairmont Manor operates as a full-service co-op with a 24-hour doorman and a live-in resident manager. Amenities include an on-site parking garage with a resident discount, the landscaped roof deck, a fitness center, central laundry, and private storage. The scale of the building — 229 units — spreads operating costs across a large owner base, which supports a comparatively efficient maintenance structure. Buyers should review the co-op's financial statements, reserve fund, and any assessment history, and confirm current sublet, financing, and flip-tax terms in writing during due diligence.
Local Law 97
- 2024–2029 annual penalty
- $113,327/yr
- 2030–2034 annual penalty
- $246,018/yr
- Per unit / month range
- $41 – $90
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.
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent). Source: NYC DOB facade filings (FISP) · The Roebling Research Library.
See the full facade history →Recent sales
As a cooperative, 1652 First Avenue is benchmarked on a price-per-room basis with monthly maintenance in context. The building trades at accessible price points relative to the white-glove co-ops of the central Upper East Side, and its permissive policies — sublet flexibility, guarantors, co-purchasing, pieds-à-terre — broaden its buyer pool beyond the traditional co-op purchaser. Pricing varies by line, floor, and exposure, with upper-floor and river-facing units commanding the premium. A new development across First Avenue is reshaping the immediate streetscape, a factor sellers and buyers should weigh in view and timing analysis. Specific financing, sublet, and any flip-tax terms should be confirmed at offer stage.
Recent transfers 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 |
|---|---|---|---|---|---|
| Dec 23, 2025 | 8D | 1 BR · 1 BA · 750 sf | $660,000 | $880/sf | -5.0% |
| Dec 16, 2025 | 15C | 2 BR · 2 BA | $1,395,000 | -6.7% | |
| Nov 4, 2025 | 8A | 1 BR · 1 BA | $725,000 | +0.0% | |
| Oct 31, 2025 | 10A | 2 BR · 800 sf | $817,391 | $1,022/sf | +2.8% |
| Oct 20, 2025 | 17M | 1 BR · 1 BA · 585 sf | $505,000 | $863/sf | -12.8% |
| Oct 15, 2025 | 18C | 1 BR · 1 BA · 680 sf | $700,000 | $1,029/sf | +0.0% |
| Aug 19, 2025 | 15E | 1 BR · 1 BA | $725,000 | +0.0% | |
| Jul 2, 2025 | 12N | 1 BR · 1 BA · 500 sf | $525,000 | $1,050/sf | -9.5% |
Market read. Most recent trades (2025) cleared a median $961/sf across 7 sales. Median listing discount 1.3% 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 |
|---|---|---|
| Dec 5, 2005 | 11L | $125,000 |
| Sep 9, 2003 | 8E | $410,000 |
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 1-01566-0001) 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 on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
Accessible full-service ownership. This is one of the more practical entry points to a doorman co-op on the Upper East Side. Model the maintenance and the all-in monthly carry.
The policies are buyer-friendly for a co-op. Subletting, guarantors, co-purchasing, and pieds-à-terre are accommodated, and larger dogs are welcome. Confirm current terms in writing.
Benchmark per room. Compare maintenance and price per room against other Yorkville co-ops.
Watch the streetscape. New construction across First Avenue affects views and light on certain lines — analyze the specific apartment.
What to know if you’re selling
Lead with flexibility and amenities. The permissive policies, garage, and roof deck distinguish the building in its price tier — foreground them.
Price per room with maintenance in context. Buyers will weigh the full monthly cost against the amenity set.
Expect a broad buyer pool. The accessible price point and flexible policies draw first-time co-op buyers, families, and investors.
Comparable buildings
If you're considering 1652 First Avenue, also evaluate:
- 1632 Second Avenue (The America) — flexible condop tower nearby with a deep amenity set
- Manhattan House — large postwar full-service building
- 180 East 79th Street — established Lenox Hill full-service co-op
- 200 East 83rd Street — newer Yorkville-area condominium high-rise
- 40 East End Avenue — East End condominium for comparison
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
Considering a move at Fairmont Manor?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Fairmont Manor 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.