166 East 96th Street (The Abbey)
166 East 96th Street, New York, NY 10128
Carnegie Hill, Upper East Side
BBL 1015240044 · BIN 1048493
- Year built
- 1928
- Type
- Cooperative
- Units
- 65
- Floors
- 16
- Landmark
- No
- Amenities
- Caged storage, central laundry room, common garden, bike room; no garage, no roof deck, no balconies, no fitness room
- Pets
- Permitted per listing records
- Financing
- Listing records conflict — 80 percent maximum in some records, 75 percent (25 percent minimum down) in others; verify the current requirement before offering
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median
- $995K
- Recent range
- $595K – $1.1M
- Listing discount
- 0.9%
- Recorded transfers
- 76
96th Street is the Upper East Side's most consequential boundary line, and The Abbey sits on the Carnegie Hill side of it with the corridor's best connectivity: the 6 train half a block west at Lexington, the Q two avenues east at Second, the M96 crosstown at the corner, Central Park three blocks away, and Mount Sinai's campus just north. For decades the street's boundary status priced this block at a discount to the core Carnegie Hill blocks in the 80s and low 90s — a discount that has narrowed since the Second Avenue subway opened in 2017 but has not closed. That is the building's structural argument: a 1928 pre-war co-op with genuine architectural character, at upper-corridor pricing, on the most connective block in the neighborhood's orbit.
The building itself is better than the boundary-street stereotype. Built in 1927–28 — designed by Howard Stokes Patterson per listing records — The Abbey presents red brick over a limestone-trimmed base, multipaned casement-style windows, and a gray-marble Art Deco entrance surround that gives the building its name-plate presence. The mid-block siting is unusually favorable: a public playground to the west, a school to the east, and the deep mid-block gardens of the large curved apartment building across the street mean protected light and air on multiple exposures — a fact pattern architectural records have singled out, and one that functions like an unbuildable-neighbor easement at no premium.
The third leg is the policy framework, which is unusually flexible for a pre-war cooperative: sublets, pieds-à-terre, and pets are all permitted per listing records, and the financing maximum is among the most liberal in the pre-war stock — 80 percent per some listing records, 75 percent per others. The conversion itself is documented end-to-end in our archive: the March 1980 offering plan, with its tenant-priced share offering and sponsor wraparound-mortgage structure, plus twenty-five amendments tracing the cooperative's evolution, are on file in The Roebling Research Library.
Architecture and unit composition
The Abbey rises 16 floors mid-block, with roughly four apartments per floor across a mix that runs from studios and one-bedrooms through two-bedroom lines around 1,200 square feet per listing records, topped by a small penthouse level. Pre-war bones are the product: defined foyers, real dining areas, casement-style multipaned windows, and the thick-walled quiet of 1920s construction. Upper floors clear the low neighbors to open outlooks — north over the street toward the gardens opposite, south over the school and playground gap — and penthouse units carry terrace-level light. Renovation quality varies line to line, and the building's pricing tracks condition and exposure more than floor height alone.
Building operations
This is a lean, well-kept house rather than a full-service one: doorman coverage runs roughly 8 a.m. to midnight per listing records, with a live-in resident manager, central laundry, caged storage, a common garden, and a bike room. There is no garage, no roof deck, and no fitness room. Buyers trading from full-service buildings should price the difference honestly — the maintenance reflects it. The house rules on file (1995 revision) document move procedures, service-elevator requirements, and provisions for professional offices in the building; the offering plan, amendments 1–25, and house rules are available to clients during diligence from The Roebling Research Library.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $16,238/yr
- Per unit / month range
- $0 – $21
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 →Management & transfer contacts
- Flip tax
- 2.5% of purchase price (Seller)
- Sublet policy
- Allowed; sublet fee 25% of annual maintenance; 2 of every 5 years, 1yr min / 2yr max term
- Pied-à-terre
- Case by case
- Notable fees
- App Fee $750; Credit Check $110/applicant; Move-in/Move-out deposit $500 each; Closing Fee $1,000; Max financing 80%
Recent sales
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 |
|---|---|---|---|---|---|
| Jul 16, 2025 | 11A | 2 BR · 2 BA | $1,140,000 | -0.9% | |
| Mar 25, 2025 | 15B | 2 BR · 2 BA | $1,125,000 | -6.3% | |
| Jan 22, 2025 | 1A | 2 BR · 2 BA · 953 sf | $595,000 | $624/sf | -0.8% |
| Oct 23, 2024 | 8B | 2 BR · 2 BA | $995,000 | +0.0% | |
| Oct 22, 2024 | 3B | 2 BR · 2 BA | $890,000 | -0.6% | |
| Aug 7, 2024 | 6A | 2 BR · 2 BA · 1,150 sf | $935,000 | $813/sf | -6.0% |
| Jul 14, 2023 | 16A | 2 BR · 2 BA · 1,200 sf | $1,112,500 | $927/sf | -19.1% |
| Jul 26, 2022 | 3D | 1 BR · 1 BA | $663,000 | -3.2% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $619/sf across 1 sale. The building has traded as recently as 2026. Median listing discount 1.7% 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 10, 2009 | 16C | $439,000 |
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 1-01524-0044) 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
The policy framework is the widest gate in the pre-war stock. Sublets, pieds-à-terre, pets, and high-ratio financing per listing records make this one of the few pre-war co-ops in the corridor that works for investors-in-spirit, parents buying for children, and buyers with thinner down payments. Listing records conflict on the financing maximum (75 versus 80 percent) — confirm in writing, and run the Co-op Board Qualification Calculator before offering.
Buy the light-and-air, not just the apartment. The playground to the west, the school to the east, and the gardens across the street protect exposures that would be combustible development sites elsewhere in Manhattan. Evaluate each line's specific outlook — the mid-block siting does more work for some exposures than others.
Calibrate service expectations. Part-time door coverage and a lean amenity program are the trade for the maintenance level. If 24-hour staff is non-negotiable, this is the wrong building; if value and flexibility are the priorities, the trade is the point.
Walk 96th Street before you commit. It is a major crosstown artery feeding the FDR, busier than the side streets a block in either direction. The building's mid-block position buffers most of it, but price your own noise tolerance honestly — and weigh it against the transit access that the same street provides.
Verify the fee stack. The flip tax is undocumented in public records, sublet terms should be confirmed, and the house rules on file are a 1995 revision — your attorney should obtain the current versions of all governing documents during diligence.
What to know if you’re selling
Market the flexibility to the buyer pools it unlocks. Pied-à-terre buyers, co-purchasing parents, and high-LTV first-time buyers are all viable here and are structurally excluded from most competing pre-war co-ops. The marketing should say so explicitly — the policy framework is the building's widest funnel.
Position against both sides of the boundary. Your comparables run south into Carnegie Hill pre-wars (where you are the value) and east into Yorkville condos (where you are the character play). Anchor pricing to same-line history first; the building's spread between renovated and original condition is wide.
Lead with the documentation. The conversion plan, twenty-five amendments, and house rules on file with us survive attorney review without surprises. We provide the underlying documents from the Research Library to serious buyers' counsel — it shortens diligence and holds deals together.
Comparable buildings
If you're considering 166 East 96th Street, also evaluate:
- 1175 Park Avenue — 1925 northern Carnegie Hill co-op; the Park Avenue step-up
- 1230 Park Avenue — pre-war co-op at the 95th Street corner of the avenue
- 131 East 93rd Street — 1923 Frank Braun pre-war co-op off Park; the closest like-for-like side-street comp
- 161 East 91st Street — 1941 co-op a block from the 92nd Street Y
- 50 East 89th Street (Park Regis) — 1974 Emery Roth & Sons tower; the full-service post-war alternative
- Carnegie Park (200 East 94th Street) — Davis, Brody-designed tower converted to condominium in 2014; the amenity-rich condo alternative
- 180 East 88th Street — boutique new-development condominium; the new-construction alternative at a higher price point
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 The Abbey?
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 The Abbey 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.