175 East 74th Street
175 East 74th Street, New York, NY 10021
Lenox Hill, Upper East Side
BBL 1014090033 · BIN 1043089
- Year built
- 1963
- Type
- Cooperative
- Units
- 96
- Floors
- 21
- Landmark
- No
- Amenities
- 24-hour doorman, live-in superintendent, central laundry, landscaped roof deck
- Pets
- Permitted per management-sourced records
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- Studio median
- $431K
- Recent range
- $407K – $4.5M
- Listing discount
- 3.2%
- Recorded transfers
- 85
Third Avenue above 60th Street was rebuilt in a single generation. The elevated railway came down in 1955, and within a decade the avenue's tenement blockfronts were replaced by white- and gray-brick apartment towers built to the new zoning. The offering plan for this building, written in 1969, describes that change while it was still happening: "Third Avenue in the 60's and 70's has been changing rapidly through the construction of modern high-rise" buildings. 175 East 74th Street is one of them — a 21-story corner tower completed in 1963, sitting at the Third Avenue end of a block whose western half is prewar townhouses and prewar cooperatives running toward Park.
That position is the building's structural argument. Buyers get Lenox Hill by address and school district, a full-service staffed building, and an avenue-corner site with two exposures and open sky above the low-rise mid-block houses — at postwar co-op pricing rather than Park Avenue pricing. The trade is avenue noise on the Third Avenue lines and the ordinary character of early-1960s construction: gray brick, functional plans, ceilings that do not compete with prewar.
The conversion history is worth knowing because it explains the building's unusually loose policy stack. This was a 1969–70 conversion, one of the earliest waves — done under the 1969 law, with sitting tenants offered their apartments at a discount and the sponsor's principals standing behind the unsold shares. Buildings converted in that era often carry policy frameworks written before the restrictive orthodoxy of the 1980s hardened, and this one still does: management-sourced records report 70 percent financing, no flip tax, permitted pied-à-terre use, and permitted subletting. For an Upper East Side cooperative, that combination is genuinely uncommon, and it is the single fact most likely to matter to a buyer choosing between this building and its prewar neighbors.
One structural point deserves attention from counsel. The plan as originally offered was a leasehold cooperative: the corporation was to acquire "the leasehold estate in the land and title to the building," under a ground lease running roughly 99 years to September 30, 2009, with no renewal option, at a net rent of $49,000 per year. ACRIS shows both the underlying fee and the ground lease conveyed to the sponsor in January 1970, and the property conveyed to the cooperative corporation that March — the pattern of a leasehold merging into the fee at conversion. There is no ground-lease activity of record after 2009, and the corporation has financed the property with conventional building mortgages throughout. We read the record as showing a fee cooperative today, but this is a title question, and any buyer's attorney should confirm it directly from the corporation's documents rather than from a summary.
Architecture and unit composition
The building rises 21 stories in gray speckled semi-glazed brick on a corner lot of roughly 7,666 square feet, with about 107,600 square feet of building area above it. The entrance is on East 74th Street under a canopy, with a black polished granite surround and tempered-glass doors trimmed in bronze; the lobby is gray marble with a terrazzo aisle to the elevators, wood wainscot, and mirrored ceiling panels — a period interior that has been refreshed rather than replaced. Six stores and a professional office occupy the Third Avenue base.
The stack changes at the sixteenth floor. Floors 2 through 15 were built with six apartments per floor; floors 16 through 21 with three, which produces larger plates, better light on all sides, and the building's most desirable lines. Apartments were offered from two rooms to six-room duplexes, and decades of combinations — several of them documented in Department of Buildings alteration filings from 2000 onward — have shifted the mix upward. The building was centrally air-conditioned from construction, which is why the elevations read as unbroken brick rather than the through-wall sleeve grid typical of its neighbors. Two passenger elevators serve the full height, both operating automatically.
Building operations
Full-service, with a 24-hour doorman, live-in superintendent, and a resident staff — the conversion plan budgeted a superintendent plus six employees, and the building has run on that footing since. Amenities are practical rather than programmatic: central laundry, a landscaped roof deck, and no garage. Capital work of record includes a boiler replacement in 2002, a rooftop cooling-tower replacement in 2007, a cellar and ground-floor commercial reconstruction in 2012, and an exterior facade restoration with parapet repair, pointing and waterproofing filed in 2016 under a sidewalk shed — two full Local Law 11 cycles addressed in the last two decades.
The financial posture reads conservatively from the public record. The corporation refinanced its underlying mortgage in August 2024, satisfying the loan it had carried since 2014, so there is no maturity wall in the near term. Recent audited financial statements and the building's alteration and decoration agreements are on file in The Roebling Research Library. The lot carries no J-51 abatement — none appears for Block 1409, Lot 33 anywhere in the city's J-51 record — and no 421-a or other building-level exemption. The only exemptions on the parcel are individual veteran and senior exemptions attaching to particular shareholders, which do not transfer on sale.
Policy framework
Ownership form: Cooperative. Purchase requires a full board package and an interview. Budget six to ten weeks from contract to closing and prepare the package to institutional standard — this is a Lenox Hill board.
Financing: 70 percent maximum per management-sourced records. Underwrite 30 percent down, and expect the board to look for post-closing liquidity beyond the down payment; a common Upper East Side benchmark is one to two years of maintenance and debt service held in reserve after closing, though this building publishes no figure. Confirm both with the managing agent before offering.
Flip tax: None per management-sourced records. That is unusual and materially improves seller economics — but flip taxes are adopted by shareholder amendment, so verify it is still true at contract rather than assuming.
Subletting: Permitted per management-sourced records, subject to board approval. The original proprietary lease set a two-thirds-of-shares consent standard for assignment and subletting; current practice, seasoning requirements, term limits, and fees are set by the board and are not published.
Pied-à-terre: Permitted per management-sourced records — a meaningful differentiator against most cooperatives in this corridor.
Trusts, LLCs and foreign purchasers: Not published. Recorded share transfers show purchases titled in revocable trusts, which suggests trusts are entertained; LLC ownership is a separate question and should be raised with the managing agent before an offer is made.
Pets: Permitted per management-sourced records; weight or breed limits, if any, appear in the house rules.
None of the above is published by the cooperative. Every line should be confirmed with the managing agent, and the house rules, current financial statements, and any pending assessment reviewed by your attorney before contract.
Local Law 97
- 2024–2029 annual penalty
- $9,144/yr
- 2030–2034 annual penalty
- $91,846/yr
- Per unit / month range
- $8 – $81
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 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 engineer identified conditions requiring monitoring or repair before the next inspection cycle. 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 — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. 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 record last verified September 2026.
Recent sales
The building trades as a full-service Lenox Hill cooperative at the value end of its corridor. ACRIS carries 86 recorded share transfers on this lot, covering 53 distinct apartment designations, running from 2004 through mid-2026 — a steady, unremarkable rate of turnover for a 96-unit building, and enough same-building history to price a line properly. Co-op pricing here is best read per room rather than per square foot: the two- and three-room lines are the volume product and the entry point to the neighborhood, while the high-floor three-per-floor plates above the sixteenth floor and the combination apartments sit in a different tier entirely and should never be priced off the building average.
The variables that move value are floor, exposure and condition, in that order. Third Avenue lines carry avenue noise and traffic; the East 74th Street and interior exposures do not. Renovated apartments clear; original 1963 apartments clear when priced honestly to the renovation math. The building's loose policy stack — 70 percent financing, no flip tax, permitted pied-à-terre and subletting — widens the buyer pool relative to neighboring co-ops, and that shows up in liquidity rather than in headline price. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent transfers at this building, curated by The Roebling Team research desk. 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 |
|---|---|---|---|---|---|
| Jul 13, 2026 | 15A | 2 BR · 2 BA · 1,200 sf | $1,375,000 | $1,146/sf | +5.9% |
| Oct 17, 2025 | 9D | 1 BA | $455,000 | -3.2% | |
| May 23, 2025 | 11A | 5 BR · 5 BA · 3,200 sf | $4,475,000 | $1,398/sf | +0.6% |
| Apr 17, 2025 | 2E | 1 BR · 1 BA · 925 sf | $790,000 | $854/sf | -4.7% |
| Apr 24, 2024 | 15C | 2 BR · 2 BA | $1,030,000 | -20.8% | |
| Jul 20, 2023 | 15B1 | 1 BA | $560,000 | +0.9% | |
| Sep 20, 2022 | 3A | 2 BR · 2 BA | $1,360,000 | -2.5% | |
| Jul 27, 2022 | 12C | 2 BR · 2 BA | $1,361,000 | -13.6% |
Market read. Most recent trades (2026) cleared a median $1,036/sf across 1 sale. Median listing discount 0.0% from the last ask.
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 |
|---|---|---|
| Nov 14, 2003 | 8A | $699,000 |
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 1-01409-0033) 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
Do not confuse this building with 125 East 74th Street. Both sit on Block 1409, which runs the full length from Park Avenue to Third. 125 East 74th Street is Lot 9 — a nine-story, 30-unit 1928 cooperative at the Park-to-Lexington end. This building is Lot 33 — 21 stories, 96 apartments, 1963, at the Third Avenue corner. Different era, different scale, different economics, different board. Automated valuation tools that match on block will conflate them.
Ask counsel to confirm fee title. The 1969 plan was structured as a leasehold with a ground lease expiring in 2009. The recorded chain indicates the fee and the leasehold came together at conversion, and nothing in the record suggests a live ground lease today — but this is exactly the kind of question that should be answered from the corporation's own documents, not inferred.
Verify the no-flip-tax and 70-percent-financing terms in writing. Both are the building's competitive advantages and both are board-alterable. Get the current numbers from the managing agent before you price your offer, and run the Co-op Board Qualification Calculator against them.
Buy above the sixteenth floor if the budget allows. The stack narrows from six apartments per floor to three there. Light, air and plate size change materially, and so does resale.
Test the Third Avenue exposure at rush hour. The building is a corner site on a bus and truck route. Some lines face it directly and some do not, and the difference is not visible on a floor plan.
The building is not landmarked. Nothing on this lot is protected, which simplifies renovation approvals relative to the historic-district blocks a few streets west — but also means the low-rise buildings along Third Avenue nearby are developable.
What to know if you’re selling
Lead with the policy stack. No flip tax, 70 percent financing, permitted pied-à-terre and subletting is a rare combination on the Upper East Side and it expands your buyer pool well beyond the typical Lenox Hill co-op audience. Say it in the first line, not the last.
State the capital posture. The underlying mortgage was refinanced in 2024 and two facade cycles have been completed. Buyers' attorneys look for exactly this; presenting it up front shortens diligence.
Price the line, not the building. With six apartments per floor below the sixteenth and three above, plus combinations, building averages mislead. We price against same-line and same-tier history from the Research Library.
Be honest about condition. The 1963 stock renovates well but renovates fully — kitchens, baths, and often electrical. Buyers price that work in; run the Renovation Cost Calculator and meet them at a real number.
Comparable buildings
If you're considering 175 East 74th Street, also evaluate:
- 1296 Third Avenue — the closest like-for-like: a 1961 postwar cooperative on the same block at the Third Avenue corner of East 75th Street
- 157 East 74th Street — the boutique condominium alternative on the same block, at a very different scale and price
- 201 East 74th Street — postwar full-service alternative directly across Third Avenue
- 200 East 74th Street — postwar tower on the same corner pairing, one block east
- 168 East 74th Street — the prewar cooperative alternative on the same street toward Lexington
- 112 East 74th Street — prewar Lenox Hill cooperative closer to Park; the step-up in tenure character
- 33 East 74th Street — the Fifth-to-Madison prewar comparison for buyers testing how far east to go
- 255 East 74th Street — the condominium alternative further east for buyers who want condo mechanics
- 207 East 74th Street — smaller-scale cooperative alternative on the same street
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.
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.
Considering a move at 175 East 74th Street?
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