170 East 77th Street (Diamond House)Recorded sales & closing prices

Individual unit deeds at Diamond House begin in 2007 and have been recorded in almost every year since, with 111 deeds across the residential lots through 2026. That is enough depth to build same-building comparables at most sizes, though not at every line — several apartments have traded only once since the conversion, and ten have never traded at all.

Pricing behaves like what the building is: a well-renovated prewar conversion on a quiet mid-block Lenox Hill street, without a garage, without a full amenity program, and without a marquee address. Use dated sales and reliable area measurements to compare specific Park, Fifth and Lexington-to-Third condominium alternatives; no fixed geographic price hierarchy is established here. Compare the larger three- and four-bedroom residences using actual layouts, condition, carrying costs and relevant sales rather than inferring supply scarcity or stronger performance from their size.

Two structural items should be priced into any analysis. The first is the standing 10 percent capital assessment, which raises the effective monthly cost above the headline common-charge figure. The second is the sponsor's remaining unsold inventory: the dated sponsor holdings and occupancy reports warrant current schedules for lender review, and a buyer financing a purchase should confirm the current owner-occupancy percentage early rather than at commitment. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.