170 East 88th Street
170 East 88th Street, New York, NY 10128
Carnegie Hill, Upper East Side
BBL 1015160042 · BIN 1048059
- Year built
- 1980
- Type
- Cooperative
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Subletting by shareholders
- Requires confirmation
- Pets
- Pets permitted; species and limits not stated
- Doorman
- Requires confirmation
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- Recent range
- $480K – $995K
- Listing discount
- 4.3%
- Recorded transfers
- 41
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 170 East 88th Street 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.
Built in 1980, 170 East 88th Street is a five-story cooperative organized around a landscaped garden on a Carnegie Hill block between Lexington and Third Avenues. Its low-rise, courtyard arrangement gives it a different form from the neighborhood's taller apartment houses.
Central Park and Museum Mile are four blocks away, with the Lexington Avenue 4/5/6 and Second Avenue subway stations at 86th Street nearby.
Architecture and unit composition
The 39 residences include one- and two-bedroom homes and loft duplexes with double-height living spaces, exposed brick, large windows, wood-burning fireplaces and balconies overlooking the garden. Features vary by apartment.
Building operations
170 East 88th is a non-doorman cooperative staffed by a live-in resident manager, with a central laundry room and package room and the landscaped garden at its center. Review actual maintenance, assessments and debt alongside the garden, duplex layouts and service model; no doorman alone does not establish low costs.
The profile reports these board terms: financing is permitted up to 75% of the purchase price, the flip tax is 1.5%, and the building is pet-friendly. Subletting is considered on a case-by-case basis rather than freely permitted.
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Subletting by shareholders
- Requires confirmationSources differ. Confirm with building management.
- Pied-à-terre ownership
- Not verified
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Own an apartment here? Request an apartment-specific pricing review.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: The Roebling Team's building profile
- In-unit washer/dryer
- Not verified
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Building staffing and amenities
- Doorman
- Requires confirmationSources differ. Confirm with building management.
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Package room
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Garden, 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
- $0 (under cap)
- 2030–2034 annual penalty
- $11,493/yr
- Per unit / month range
- $0 – $25
- Modeled exposure split equally across 39 units (the residential count on the city's lot record). Not an assessed amount; co-op shareholders are typically charged by share allocation.
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 filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the inspector (QEWI) identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
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).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2025–30. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Recent sales
Recent transfers 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 |
|---|---|---|---|---|---|
| May 14, 2026 | 6D | 1 BR · 1 BA | $480,000 | -23.8% | |
| Mar 25, 2025 | 4H | 2 BR · 1.5 BA · 1,050 sf | $995,000 | $948/sf | -0.5% |
| Jul 11, 2022 | PHA | 1 BR · 2 BA · 900 sf | $1,225,000 | $1,361/sf | -5.4% |
| Jun 21, 2022 | 6G | 2 BR · 2.5 BA · 1,400 sf | $1,550,000 | $1,107/sf | +0.0% |
| Mar 8, 2022 | 4D | 1 BR | $899,000 | — | |
| Sep 22, 2020 | 6A | 1 BR · 1 BA | $850,000 | -5.5% | |
| Feb 18, 2020 | 1H | 1 BR · 2 BA · 960 sf | $741,200 | $772/sf | -12.7% |
| Oct 18, 2018 | 8D | 1 BR | $690,000 | -13.6% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $988/sf (floor-adjusted) across 1 sale. The building has traded as recently as 2026. Median listing discount 4.3% 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.
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 1-01516-0042). 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 on co-ops is not officially recorded, figures shown are approximate.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 170 East 88th Street and nearby.
Buying here? Co-op closing costs typically run 2 to 3% of the price. See NYC co-op and condo closing costs, line by line.
Keep up with 170 East 88th Street and its market
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What to know if you’re buying
Check the duplex or simplex plan, usable area and outdoor rights against the apartment's price and carrying costs. Expect a board package and interview, and review the case-by-case sublet policy if your ownership horizon is uncertain.
Confirm the reported financing, transfer fee and pet terms in the current application and house rules before relying on them.
What to know if you’re selling
Document any fireplace, balcony and alterations to the double-height space, including their approvals and condition. Evaluate renovation costs against relevant sales before assuming a return.
Choose comparables that match the apartment's duplex or simplex configuration. We bring the building's transaction history and the live comparable set to each listing.
Comparable buildings
If you're considering 170 East 88th Street, compare the age, ownership, services and actual layouts of these nearby Upper East Side buildings:
- 180 East 88th Street — Carnegie Hill building on the same block
- 230 East 88th Street — Yorkville-edge co-op nearby
- 19 East 88th Street — pre-war Carnegie Hill cooperative
- 60 East 88th Street — residential building near Central Park; verify its era and ownership structure
- 439 East 88th Street — Yorkville cooperative to the east
More Upper East Side buildings
- 170 East 77th Street (Diamond House) — 1940 condominium
- 170 East 78th Street (The Morgan Studios) — 1927 co-op
- 170 East 79th Street — 1927 co-op by J.E.R. Carpenter
- 170 East 90th Street — 1920 co-op
- 170 East 92nd Street — 1920 co-op
- Evans Tower (171 East 84th Street) — 1987 condominium by Philip Birnbaum & Associates
The neighborhood
For the full corridor — architecture, 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.
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 170 East 88th Street?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com