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
- $1,442
- Listing discount
- 4.1%
- Recorded sales
- 165
- On record
- 2003–2026
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.
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
- Modeled exposure split equally across 194 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).
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.
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. Larger high-floor units carrying terraces and multi-directional views command meaningful premiums, and 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.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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 18, 2026 | 1402 | 3 BR · 3 BA · 1,680 sf | $2,175,000 | $1,295/sf | -12.8% |
| Jul 22, 2026 | 903 | 1 BR · 1 BA · 780 sf | $999,000 | $1,281/sf | -16.4% |
| Jun 12, 2026 | 3802 | 2 BR · 2.5 BA · 1,391 sf | $2,325,000 | $1,671/sf | -6.8% |
| Jun 3, 2026 | 1601 | 1 BR · 1 BA · 648 sf | $1,085,000 | $1,674/sf | -2.7% |
| Mar 31, 2026 | 1105 | 1 BA · 600 sf | $850,000 | $1,417/sf | +0.1% |
| Mar 30, 2026 | 1702 | 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% |
Market read. Most recent trades (2026) cleared a median $1,442/sf (recorded) across 6 sales. Median listing discount 4.1% 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). 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 Royale, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 13 | $5,400 |
| 2 bedroom | 6 | $10,874 |
22 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 $1.35M (12 sales since 2024), a buyer putting 25% down would pay about $58,538 to close, or 4.3% of the price.
- Mansion tax: $13,500
- Mortgage recording tax: $19,491
- Title insurance: $6,075
- Attorneys, lender, building fees, reserves and filings: $19,473
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
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
More Upper East Side buildings
- 188 East 75th Street — 1924 co-op
- 188 East 76th Street (The Siena) — 1996 condominium by SLCE Architects
- 188 East 78th Street (The Empire) — 2001 condominium by SLCE Architects
- 200 East 61st Street (The Savoy) — 1986 condominium by Philip Birnbaum & Associates
- 200 East 62nd Street — 1966 condominium
- 200 East 74th Street — 1962 co-op
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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