1776 Second Avenue (The Waterford)
1776 Second Avenue, New York, NY 10128
Yorkville, Upper East Side
BBL 1015557501 · BIN 1073539
- Year built
- 1987
- Type
- Condominium
- Units
- 221
- Floors
- 45
- Landmark
- No
- Pets
- Cats permitted; dogs restricted — confirm current policy with management
- Flip tax
- None reported — confirm against the offering plan at contract
Every recorded sale at this building, 2002–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $1,207
- Listing discount
- 1.9%
- Recorded sales
- 234
- On record
- 2002–2026
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The Waterford is Yorkville's amenity-tower answer — a 45-story Beyer Blinder Belle condominium completed in 1987 on the Second Avenue corner of East 93rd Street, crowned by an illuminated red top that reads across the neighborhood skyline. Where much of Yorkville's for-sale stock is mid-rise brick, the Waterford is a full-height tower built around a signature amenity: the Waterford Club on its uppermost floors, a suite of shared spaces — fitness center, game room, lounge, playroom, three outdoor terraces, and two guest suites for visitors — set at the top of the building for the views.
The Beyer Blinder Belle authorship is worth noting. The firm is best known for landmark restoration and civic work, and its late-1980s residential design here — a glass tower with upper-floor bay windows over a birch-planted plaza — was a considered piece of its era. The building has aged into a dependable full-service condominium: pet-tolerant on the cat side, pied-à-terre and sublet friendly, and priced to Yorkville rather than to the prime avenues.
For buyers, the Waterford's value is the combination of a real amenity program and condominium flexibility at accessible Yorkville pricing. Its inventory skews toward smaller apartments — studios and one-bedrooms are the core — which makes it a first-purchase and pied-à-terre building as much as a family one.
Architecture and unit composition
Beyer Blinder Belle's tower rises 45 residential stories in glass, with bay windows on the upper floors, over a landscaped Second Avenue plaza; the amenity club and mechanical levels sit above the residential floors, which is why some accounts reference floor numbers in the high 40s. The 221 apartments run from studios through three-bedrooms, with ceilings around 10 feet and some units carrying private terraces or balconies. The lobby was designed by Michael LaRocca. Because the building is a condominium, apartments are valued on a per-square-foot basis.
Building operations
The Waterford runs as a full-service condominium anchored by the Waterford Club on its top floors — a fitness center, game room, residents' lounge, children's playroom, three outdoor terraces, and two guest suites available for residents' visitors. Building-wide, it carries a 24-hour doorman and concierge, a live-in resident manager, central laundry, private storage, a bike room, a landscaped roof sundeck, and the garden plaza at the base. There is no pool. On-site parking is not confirmed and should be verified. The offering plan, house rules, and financial statements are held in The Roebling Research Library and available to clients during diligence.
Local Law 97
- 2024–2029 annual penalty
- $36,342/yr
- 2030–2034 annual penalty
- $192,800/yr
- Per unit / month range
- $14 – $73
- Modeled exposure split equally across 221 units (the city tax-lot count). Not an assessed amount; co-op shareholders are typically charged by share allocation.
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 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.
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).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Recent sales
The Waterford's resale market is an amenity-and-flexibility market at a Yorkville price. Buyers reach it wanting the club, the guest suites, and the terraces — plus the condominium's freedom on financing, sublet, and pied-à-terre use — without paying prime-avenue pricing. High-floor units with the views and bay windows carry the building's premium; lower-floor inventory trades closer to the Yorkville average. The pet policy is a genuine screening item and should be confirmed early, because it is more restrictive than the neighborhood norm.
Recent closings 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 |
|---|---|---|---|---|---|
| Aug 27, 2026 | 17F | 1 BR · 1 BA · 640 sf | $825,000 | $1,289/sf | -8.3% |
| Jun 4, 2026 | 30E | 1 BR · 1 BA · 650 sf | $780,000 | $1,200/sf | -1.9% |
| Jan 28, 2026 | 18E | 1 BR · 2 BA · 793 sf | $985,000 | $1,242/sf | -1.0% |
| Jan 14, 2026 | 21C | 1 BA · 444 sf | $540,000 | $1,216/sf | -0.9% |
| Oct 7, 2025 | 24E | 1 BR · 2 BA · 793 sf | $927,500 | $1,170/sf | -6.8% |
| Sep 29, 2025 | 41D | 1,031 sf | $1,050,000 | $1,018/sf | off-mkt |
| Sep 4, 2025 | 28F | 639 sf | $1,700,000 | $2,660/sf | off-mkt |
| Sep 4, 2025 | 28AF | 3 BR · 2 BA · 1,534 sf | $1,700,000 | $1,108/sf | -5.3% |
Market read. Most recent trades (2026) cleared a median $1,207/sf (floor-adjusted) across 4 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 1.9% 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 1-01555-7501). 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 from recorded condo declarations and offering plans.
Closed rents at The Waterford, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| Studio | 11 | $3,300 |
| 1 bedroom | 9 | $4,800 |
| 2 bedroom | 7 | $6,700 |
28 closed leases, October 2023 to September 2026. Most recent lease September 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
At the recent median sale of $978K (13 sales since 2024), a buyer putting 25% down would pay about $35,253 to close, or 3.6% of the price.
- Mansion tax: $0
- Mortgage recording tax: $14,117
- Title insurance: $4,400
- Attorneys, lender, building fees, reserves and filings: $16,737
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
Confirm the pet policy first. Sources indicate cats are welcome but dogs are restricted — an unusual posture for the corridor and a potential deal-breaker. Verify the current rule in writing before you fall for a specific apartment.
Value the amenity club realistically. The top-floor club, terraces, and guest suites are genuine differentiators — price them in, but underwrite the common charges that support them. Run the True Monthly Carrying Cost Calculator on the specific unit.
Condominium flexibility applies. No co-op-style financing cap, and sublet and pied-à-terre use are permitted under the declaration. Confirm any transfer fee against the offering plan at contract.
Price to the floor and the view. High-floor, view-facing units are a different product from lower-floor ones. Use same-line comparables. Run the Buyer Closing Cost Calculator.
What to know if you’re selling
Lead with the club and the crown. The Waterford Club, the guest suites, the terraces, and the building's illuminated top are the differentiators — market them, especially to buyers comparing against amenity-light Yorkville stock.
Address the pet policy up front. It shapes the buyer pool; state it clearly rather than letting it surface late in diligence.
Anchor to the line. High-floor view units carry premiums the building average hides. Same-line history — which we maintain — is the right anchor.
Comparable buildings
If you're considering 1776 Second Avenue, also evaluate:
- 215 East 80th Street — postwar Yorkville condominium; the lower-carry alternative
- The Cielo (450 East 83rd Street) — Perkins Eastman glass condominium in Yorkville
- 389 East 89th Street — Yorkville condominium with a rooftop terrace, near First Avenue
- 400 East 84th Street — Yorkville condominium of similar scale
- The Kent (200 East 95th Street) — newer luxury condominium at the corridor's northern edge
- Hampton House (404 East 79th Street) — full-service Yorkville condominium with a rooftop pool and health club
More Upper East Side buildings
- The Newbury (1659 Second Avenue) — 1971 co-op
- 1681 Second Avenue — 1966 co-op
- East River Tower (1725 York Avenue) — 1971 co-op
- Chartwell House (1760 Second Avenue) — 2001 condominium by H. Thomas O'Hara Architects
- 1838 Second Avenue — 1987 condominium
- Ruppert Yorkville Towers (1601–1641 Third Avenue) — 1974 condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
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.
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