The Royale (188 East 64th Street)
188 East 64th Street, New York, NY 10065
Lenox Hill, Upper East Side
BBL 1013987501 · BIN 1042137
- Year built
- 1986
- Type
- Condominium
- Units
- 194
- Floors
- 43
- Landmark
- No
- Pets
- Pets permitted (dogs and cats) under the condominium rules, subject to management discretion
- Pied-à-terre
- Allowed
- Financing
- Approximately 10 percent minimum down payment (condominium — no co-op financing cap)
Every recorded sale at this building, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,569
- Listing discount
- 4.0%
- Recorded sales
- 164
- On record
- 2003–2026
The Royale is a roughly 43-story condominium at the corner of Third Avenue and 64th Street, completed in 1986 to a design by Alfredo De Vido that was engineered for views in every direction: angled walls, oversized windows, and wraparound terraces on many lines, all crowned by a distinctive stepped top and set back behind a landscaped stone plaza with a pergola. In a corridor where full-service condominiums are common, The Royale's view orientation and its supply of private outdoor space are its defining differentiators.
The building pairs that architecture with a deep entertaining-focused amenity package — a health club, a private dining room, a party room with a kitchen and bar, a screening room and lounge, and a children's playroom — plus a live-in resident manager and an on-site valet garage. The result is a full-service building that lives well for both daily use and hosting.
As a condominium, The Royale offers the transactional flexibility the corridor's co-op inventory does not: a low minimum down payment with no co-op financing cap, permitted pied-à-terre and investor use, and condo-fast closings. Its transit position is a genuine strength — the Lexington Avenue and 63rd Street stations are both close.
Architecture and unit composition
The roughly 194 residences distribute across the tower's approximately 43 stories in layouts that emphasize light, views, and outdoor space. De Vido's angled walls and oversized windows produce multi-directional exposures, and many lines carry wraparound terraces or balconies; select apartments have wood-burning fireplaces and jacuzzi tubs. The upper floors capture East River, Central Park-direction, and open city sight lines.
Interior finish quality varies across the inventory; apartment-level diligence is the right reference for any given line and floor, and the terraces make outdoor-space measurement a specific point of comparison between units.
Building operations
The Royale operates as a full-service condominium with a 24-hour doorman and concierge and a live-in resident manager. The amenity package is unusually entertaining-oriented — the private dining room, the party room with kitchen and bar, and the screening room and lounge complement the health club, the children's playroom, and the on-site valet parking garage. Washer/dryers sit on every floor, and resident storage is available.
Common charges and property taxes should be modeled at the apartment level, and the terraces are a specific line-of-inquiry for maintenance and building envelope during diligence. Buyers should review the building's financials, reserve position, and any assessments.
Local Law 97
- 2024–2029 annual penalty
- $211,083/yr
- 2030–2034 annual penalty
- $394,924/yr
- Per unit / month range
- $91 – $170
Facade safety — Local Law 11
The latest available filing classified the facade as Unsafe — conditions requiring corrective action, which under FISP means a protective sidewalk shed and repairs. Review the subsequent filings, the repair status, and the building’s board and financial materials — we pull the repair scope and funding picture for you.
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.
See the full facade history →Management & transfer contacts
- Notable fees
- Move-in $750 + $1,000 refundable deposit; processing $700 w/broker ($750 w/o); electric deposit $400
Recent sales
The Royale trades as a view-forward, terrace-rich full-service Lenox Hill condominium. Recent closings have run broadly in the $1,500 to $1,650 per square foot range on a building-wide basis, with larger high-floor units carrying terraces and multi-directional views commanding meaningful premiums — a large high-floor two-bedroom with a terrace has recently traded well above $2,800 per square foot. The terraces, the views, and the entertaining amenities all support pricing relative to more generic corridor inventory.
Pricing is heterogeneous, and the presence and size of terrace space is a primary driver of variation. Comparable analysis should reference recent closings on the specific line and floor, with careful attention to outdoor space.
Recent closings at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jun 12, 2026 | 3802 | 2 BR · 2.5 BA · 1,391 sf | $2,325,000 | $1,671/sf | -2.1% |
| Jun 3, 2026 | 1601 | 1 BR · 1 BA · 648 sf | $1,085,000 | $1,674/sf | -5.7% |
| Mar 31, 2026 | 1105 | 1 BA · 600 sf | $850,000 | $1,417/sf | +0.1% |
| Mar 30, 2026 | 1720 | 1 BR · 2 BA · 920 sf | $1,350,000 | $1,467/sf | -3.2% |
| May 15, 2025 | 802 | 1 BR · 2 BA · 920 sf | $1,200,000 | $1,304/sf | -7.7% |
| May 14, 2025 | 2903 | 2 BR · 2.5 BA · 1,494 sf | $2,275,000 | $1,523/sf | -6.2% |
| Apr 24, 2025 | 1903 | 1 BR · 1 BA · 780 sf | $990,000 | $1,269/sf | -8.8% |
| Mar 6, 2025 | 3104 | 2 BR · 2.5 BA · 1,496 sf | $2,400,000 | $1,604/sf | -7.5% |
Market read. Most recent trades (2026) cleared a median $1,569/sf across 4 sales. Median listing discount 4.0% 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 1-01398-7501) 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 from recorded condo declarations and offering plans.
What to know if you’re buying
Views and terraces are the draw. De Vido's design orients the building to light and views in all directions, and the wraparound terraces are a genuine differentiator — measure and value the outdoor space specifically.
Condominium flexibility applies. Low minimum down payment, no co-op financing cap, pied-à-terre and investor use permitted, and condo-fast closings.
The entertaining amenities are real. The private dining room, party room, and screening room make the building host-friendly.
Diligence the terraces. Outdoor space carries maintenance and envelope considerations; review the building's history and the specific unit's terrace condition.
What to know if you’re selling
Lead with the view and the terrace. They are the building's most differentiated features and the primary drivers of premium pricing.
Stage the entertaining spaces into the story. The amenity package supports the building's positioning for buyers who host.
Price at the line and floor. Terrace size, exposure, and floor drive significant variation; reference the specific line's comparables.
Comparable buildings
If you're considering The Royale, also evaluate:
- 200 East 62nd Street — nearby Lenox Hill condominium (2015 conversion) with a rooftop terrace and garage
- 400 East 67th Street (The Laurel) — Lenox Hill condominium with a deep amenity suite
- 301 East 66th Street — Lenox Hill condominium near Manhattan House
- 400 East 70th Street (The Kingsley) — First Avenue condominium with rounded balconies
- Manhattan House — landmark Lenox Hill condominium (trade-up comparison)
- 171 East 84th Street (Evans Tower) — Yorkville / Carnegie Hill condominium with a rooftop pool
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
Considering a move at The Royale?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Royale 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.