180 East 88th Street
180 East 88th Street, New York, NY 10128
Carnegie Hill, Upper East Side
BBL 1015167503 · BIN 1090866
- Type
- Condominium
- Units
- 47
- Pets
- Permitted; verify current policy at offer stage
- Subletting
- Permitted under standard condominium board procedures; verify at offer stage
- Pied-à-terre
- Allowed
- Flip tax
- None
- Financing
- No financing cap
- Trust / LLC
- Not restricted in the reviewed documents
- Land
- Owned
- Tax status
- No tax abatement referenced
- Right of first refusal
- Not confirmed from the by-laws text
- Managing agent
- DDG Property Management LLC
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated 2019). Reported and subject to confirmation. Board policies can change by amendment — confirm at the offer stage.
Every recorded sale at this building, 2007–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $1,990
- Listing discount
- 8.5%
- Recorded sales
- 49
- On record
- 2007–2025
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 180 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.
180 East 88th Street is the principal Upper East Side commission of DDG, the New York-based integrated architect-and-developer firm founded in 2009 by Joe McMillan. Completed for residential occupancy in 2019 from a design produced by DDG under its integrated architect-developer structure with SLCE Architects as executive architect, the 50-story condominium tower at 88th Street between Lexington and Third Avenues represents the firm's largest individual Manhattan residential project to date and one of the most architecturally distinctive Upper East Side new-construction buildings of the contemporary period.
The building's signature architectural feature — the substantial custom hand-laid Petersen Tegl brick exterior with the substantial bronze detailing across the building's principal facades — distinguishes 180 East 88th from the substantial curtain-wall composition characteristic of most contemporary supertall residential construction. The custom-developed brick exterior (Petersen Tegl is the Danish brick manufacturer whose substantive hand-laid product the firm specified for the building's substantial exterior), the substantial bronze cornice-and-detail infrastructure that articulates the building's exterior across substantial sections of the building's facade, and the substantial residential apartment scale (47 units across 50 stories produces substantially larger apartment configurations than the typical contemporary supertall residential building of comparable height) together produce a building substantively distinct from the broader contemporary new-development inventory.
The building's resident roster across its 2019 opening and subsequent years has anchored a substantial portion of the contemporary Upper East Side / Carnegie Hill high-end residential demographic. The buyer pool clusters in several recognizable patterns: primary-residence families for whom the substantial Carnegie Hill private-school cluster adjacency supports the substantial family-buyer residential context; primary-residence and pied-à-terre buyers for whom the substantial architecturally distinctive contemporary residential register at the substantial Upper East Side / Carnegie Hill location matches the buyer preferences; and the broader Upper East Side residential demographic for whom the substantial architecturally distinctive contemporary new-development register provides a substantive alternative to the substantial Park-and-Fifth-Avenue prewar cooperative inventory. The specific resident composition, by the operational privacy of condominium ownership, is less publicly visible than the equivalent cooperative resident demographic.
For buyers, 180 East 88th Street represents a specific position within the Manhattan luxury market: the architecturally most-distinctive Upper East Side contemporary residential building, with the substantive DDG integrated architect-developer attribution, the substantial Carnegie Hill / Upper East Side location, and the substantial apartment-scale residential character that the building's design and resident demographic together produce.
Architecture and unit composition
DDG's design for 180 East 88th Street addressed several substantial design challenges that the Upper East Side / Carnegie Hill site, the surrounding pre-war Upper East Side fabric, and the substantial residential program brief produced.
The design solution organized the building around the substantial custom hand-laid brick exterior treatment that has anchored the building's architectural identity. The substantial Petersen Tegl brick — the substantial Danish manufacturer's hand-laid product, with the substantial natural color variation that the hand-laid manufacturing process produces — was specified by DDG for the substantial exterior of the building. The substantial brick treatment substantively distinguishes the building from the substantial curtain-wall composition characteristic of most contemporary supertall residential construction and substantively engages with the substantial pre-war brick-and-stone material register of the surrounding Upper East Side residential fabric.
The substantial bronze cornice-and-detail infrastructure that articulates the building's exterior across substantial sections of the building's facades produces additional substantive material articulation that anchors the building's exterior character. The substantial floor-to-ceiling glass infrastructure on the building's substantial apartment exposures supports substantial natural light and the substantial view exposures the building's site supports.
The building's interior architectural and finish program is calibrated to the upper register of the contemporary Upper East Side luxury residential market. The substantial apartment scale (averaging substantially larger configurations than the typical contemporary new-development building of comparable height), the substantial ceiling heights, the custom kitchen and bathroom design programs, the substantial natural-stone and metal finish infrastructure, and the comprehensive primary-bedroom and dressing-room configurations together produce an interior register that supports the building's substantial price-tier position.
Building operations
180 East 88th Street operates as a full-service condominium with the amenity infrastructure calibrated to the building's substantial scale and the DDG integrated firm's residential operational positioning. The 24-hour doorman, concierge, and full-time residential management infrastructure anchor the building's operational standard.
The amenity package is substantial and includes substantial wellness facilities (a substantial swimming pool, spa and treatment facilities, a fitness center with substantial natural light), substantial residents' dining and event facilities, a children's playroom, a residents' library, dedicated outdoor terrace and rooftop infrastructure with substantial Upper East Side exposures, and the broader amenity register characteristic of the contemporary supertall residential market. The amenity calibration is at the upper register of the contemporary Upper East Side inventory.
The condominium operates under standard condominium governance. Application processing for new purchasers follows the standard condominium procedural framework. Building policies on financing, subletting, pied-à-terre use, and other operational matters operate under the condominium framework with the building-specific policies set in the offering plan and the condominium's by-laws; specific policies should be confirmed against current materials during due diligence.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
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 →Recent sales
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 |
|---|---|---|---|---|---|
| Oct 10, 2025 | 30A | 2 BR · 2.5 BA · 1,422 sf | $3,265,000 | $2,296/sf | -8.3% |
| Jul 11, 2025 | PH44 | 4 BR · 4.5 BA · 4,017 sf | $13,200,000 | $3,286/sf | -4.7% |
| Jun 5, 2025 | PH46 | 4 BR · 4.5 BA · 4,017 sf | $13,500,000 | $3,361/sf | -3.2% |
| May 13, 2025 | 30B | 4 BR · 3.5 BA · 2,388 sf | $7,050,000 | $2,952/sf | +0.7% |
| Apr 17, 2025 | PH38W | 4 BR · 4.5 BA · 3,794 sf | $11,725,000 | $3,090/sf | -7.3% |
| Aug 21, 2024 | 34A | 2 BR · 2.5 BA · 1,422 sf | $3,657,285 | $2,572/sf | -8.5% |
| May 16, 2024 | 18A | 2 BR · 2.5 BA · 1,415 sf | $3,050,000 | $2,155/sf | -9.9% |
| Mar 22, 2024 | 28A | 2 BR · 2.5 BA · 1,422 sf | $3,200,000 | $2,250/sf | -22.0% |
Market read. Most recent trades (2025) cleared a median $1,990/sf (floor-adjusted) across 2 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 8.5% 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 1-01516-1221). 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 180 East 88th Street and nearby.
At the recent median sale of $11.72M (5 sales since 2024), a buyer putting 25% down would pay about $660,865 to close, or 5.6% of the price.
- Mansion tax: $381,063
- Mortgage recording tax: $169,280
- Title insurance: $52,762
- Attorneys, lender, building fees, reserves and filings: $57,760
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
The architectural and material distinction is the structural feature. 180 East 88th Street's combination of the DDG integrated architect-developer attribution, the substantial custom hand-laid brick exterior, the substantial bronze detailing, and the substantial Upper East Side / Carnegie Hill location together constitute the building's structural premium.
Apartment configurations are substantial in scale. The building's 47 units across 50 stories produces substantially larger apartment configurations than the typical contemporary supertall residential inventory. Pricing requires apartment-specific comparable analysis at the apartment-line level, with substantial attention to the substantial apartment-scale variation across the building.
The integrated architect-developer structure is substantively relevant. DDG's substantial role as both architect and developer of the building produces substantial operational consistency and substantive material craft across the building. Buyers evaluating the building's operational and material quality should understand the substantial DDG attribution as a substantive structural feature.
The Carnegie Hill / Upper East Side location is a substantive component of the buyer experience. The building's location at 88th Street, in proximity to the substantial Carnegie Hill private-school cluster (Brearley, Spence, Chapin, Nightingale-Bamford, Saint David's, Saint Bernard's, Dalton, and the broader Carnegie Hill independent-school ecosystem covered in our Upper East Side corridor guide), produces a substantial daily-life environment supportive of the substantial family-buyer demographic.
Financing and use flexibility is substantively greater than the equivalent uptown cooperative inventory. The condominium form supports financing percentages, holding structures, and use cases that the comparable Park-and-Fifth-Avenue tier-one cooperative inventory does not accommodate. Our Co-op vs Condo guide covers the structural distinction.
Confirm specifics directly with management. Pet policy, alteration-agreement scope, working-capital contribution, the building's current financial profile, and recent operational matters should all be confirmed against current materials during due diligence.
What to know if you’re selling
Marketing should foreground the architectural and material distinction. 180 East 88th Street's structural premium derives in substantial part from the DDG architectural significance and the substantial custom material treatment. Apartment-specific marketing should foreground the specific architectural features of the unit — the floor, the exposure, the apartment-scale configuration — that distinguish it within the building's inventory.
Pricing requires apartment-level comparable analysis. Recent comparables on the specific apartment line, floor, and exposure should anchor the marketing approach.
The buyer pool is architecturally and Carnegie Hill-residentially calibrated. 180 East 88th Street's buyer pool concentrates in the architecturally-engaged segment of the contemporary Upper East Side residential market and the substantial Carnegie Hill family-buyer demographic.
Board approvability is procedural at a condominium. The condominium's review of prospective purchasers is procedural rather than substantive.
Closing timelines are condominium-standard. Plan for 45–60 days from contract through closing under typical financing and due diligence circumstances.
Comparable buildings
If you're considering 180 East 88th Street, also evaluate:
- 200 East 83rd Street — Robert A.M. Stern's Upper East Side condo, comparable contemporary Carnegie Hill / UES new-construction architectural register at substantial apartment scale
- 30 East 76th Street — adjacent Upper East Side new-construction condo with comparable architecturally distinguished material register
- Manhattan House — broader Upper East Side benchmark for substantial apartment-scale residential inventory
- The Lucida (151 East 85th) — adjacent Carnegie Hill contemporary condominium serving overlapping family-buyer demographic
- The Benson (1045 Madison) — Robert A.M. Stern's Carnegie Hill condo, comparable contemporary architecturally distinguished register at a different scale
- The Bellemont (1165 Madison) — adjacent Carnegie Hill new-construction with comparable substantial family-buyer demographic
More Upper East Side buildings
- 177 East 79th Street — 1980 co-op
- 179 East 70th Street — 1959 co-op
- 180 East 79th Street — 1929 co-op by Schwartz & Gross
- 180 East 93rd Street — condominium
- 181 East 65th Street (The Chatham) — 2000 condominium by Robert A.M. Stern Architects
- 181 East 90th Street (The Metropolitan) — 2004 condominium by SLCE Architects
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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