188 East 76th Street (The Siena)
188 East 76th Street, New York, NY 10021
BBL 1014107503 · BIN 1085651
- Year built
- 1996
- Type
- Condominium
- Units
- 72
- Floors
- 31
- Landmark
- No
- Pets
- Pets permitted
Every recorded sale at this building, 2003–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $1,580
- Listing discount
- 4.2%
- Recorded sales
- 87
- On record
- 2003–2025
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Siena 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 Siena is a 1996 Post-Modern condominium tower designed to complement the landmarked St. Jean Baptiste Church beside it — a red-brick building whose corner towers deliberately answer the church's bell towers rather than compete with them. Robert A.M. Stern's New York 2000 singled it out as one of the city's better Post-Modern designs for exactly that contextual restraint. It was developed by the Rose family with Daniel Brodsky and Robert Quinlan on a corner that had been a parking lot, incorporating air rights purchased from the adjacent church.
Its appeal is a full-amenity condominium package in the center of Lenox Hill. The building offers a 24-hour doorman and concierge, a fitness center with saunas, an on-site parking garage, in-unit laundry, and private storage — with the financing, resale, and leasing flexibility of condominium ownership. One block from the 77th Street 6 train and steps from Lenox Hill Hospital and Third Avenue dining, it suits buyers who want service, amenities, and condo mechanics on a prime cross-street corner.
Architecture and building operations
The Siena is a 31-story Post-Modern tower clad in red brick above a cast-stone and granite base, with chamfered corners, corner towers, and an octagonal mechanical enclosure crowning the top. The design draws directly on the neighboring St. Jean Baptiste Church, using the air rights the developers acquired from it. Two floors at the base house medical offices. Apartments have in-unit washer/dryers, and the upper floors thin out to two apartments per floor with full-floor units and duplex penthouses near the top.
Operations are full-service. A 24-hour doorman and concierge staff the lobby. Amenities include a large fitness center with saunas, a children's playroom that opens onto a common terrace, a media and recreation room, an on-site parking garage, private storage, and a bike room. The building is non-smoking.
Policy framework
- Type: Condominium
- Pets: Permitted; confirm any breed or number limits with managing agent
- Pied-à-terre: Permitted
- Financing maximum: Condominium financing terms apply; confirm with managing agent
- Flip tax: No flip tax established in public sources; a capital contribution of two months' common charges is paid by the purchaser at closing — verify current terms with managing agent
- Subletting: Permitted on one-year leases; short-term rentals and Airbnb-style rentals prohibited
- Trust/LLC/foreign buyers: Transfer to a trust is permitted and guarantors are accepted; confirm entity terms at contract
- Board interview: Condominium purchase applications are reviewed by the board, which exercises a right of first refusal rather than the approval discretion of a cooperative
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $72,223/yr
- Per unit / month range
- $0 – $82
- Modeled exposure split equally across 73 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.
Management & transfer contacts
- Sublet policy
- Min 1 yr / max 1 yr term; renewals 1-2 yr
- Notable fees
- Transfer fee = 2 months' common charges; capital contribution 2 months' common charges; processing $700 w/broker ($750 w/o)
Recent sales
The Siena trades on a price-per-square-foot basis, as condominiums do. Value here reflects the building's full amenity package — doorman and concierge, fitness center, on-site garage — its architectural quality and corner light, in-unit laundry, and the leasing and financing flexibility of condominium ownership. The thinning of the upper floors to two-apartments-per-floor and full-floor and duplex penthouse configurations creates a range of unit types and price points within one address.
Specific pricing turns on floor, exposure, layout, and finish level, with the upper-floor and penthouse units commanding a premium. Because per-square-foot values move with the market and vary by line, buyers and sellers should ground expectations in current, unit-specific comparables rather than building-wide averages.
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 |
|---|---|---|---|---|---|
| Jul 31, 2025 | 18B | 3 BR · 1,633 sf | $2,970,000 | $1,819/sf | off-mkt |
| Feb 27, 2025 | B7 | 2 BR · 2 BA · 1,072 sf | $1,600,000 | $1,493/sf | -3.0% |
| Jun 24, 2024 | 6B | 2 BR · 1,072 sf | $1,750,000 | $1,632/sf | off-mkt |
| Mar 25, 2024 | 12B | 1,407 sf | $1,700,000 | $1,208/sf | off-mkt |
| Apr 28, 2023 | 26A | 4 BR · 4.5 BA · 2,274 sf | $3,875,000 | $1,704/sf | -9.8% |
| Dec 22, 2022 | 7B | 2 BR · 2 BA · 1,072 sf | $1,500,000 | $1,399/sf | -11.5% |
| Aug 8, 2022 | 11B | 2 BR · 2.5 BA · 1,442 sf | $2,245,850 | $1,557/sf | +2.1% |
| Jul 22, 2022 | 24B | 3 BR · 3 BA · 1,633 sf | $2,850,000 | $1,745/sf | -16.1% |
Market read. Most recent trades (2025) cleared a median $1,580/sf (floor-adjusted) across 1 sale. 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 4.2% 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 1-01410-7503). 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 Siena, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 2 bedroom | 3 | $7,500 |
6 closed leases, October 2023 to September 2026. Most recent lease March 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
Buying here? Condo closing costs with a mortgage typically run 3 to 6% of the price. See NYC co-op and condo closing costs, line by line.
Keep up with The Siena and its market
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What to know if you’re buying
- Full-amenity condo on a prime corner. Doorman, concierge, fitness center with saunas, and an on-site garage are all in the building.
- On-site parking is a genuine scarcity. A garage within the building is uncommon in Lenox Hill and adds real value.
- Architectural pedigree. The Post-Modern design and its dialogue with St. Jean Baptiste Church give the building a distinct identity.
- Understand the unit mix. Lower floors run denser; upper floors offer two-per-floor, full-floor, and duplex penthouse layouts — price accordingly.
- Budget the closing capital contribution. Purchasers pay two months' common charges at closing; confirm the current figure and any other transfer costs.
What to know if you’re selling
- Lead with amenities and parking. The fitness center, saunas, concierge, and on-site garage distinguish the Siena from thinner-amenity condos nearby.
- Market the architecture. The building's design and its contextual relationship to the church support a premium positioning.
- Match the comp to the tier. Upper-floor and penthouse units should be benchmarked against their peers, not the full building.
- Anchor to current trades. Price to recent per-square-foot sales in the building and the immediate blocks.
Comparable buildings
- 308 East 72nd Street — 1996 full-service Lenox Hill condominium; nearby peer
- 310 East 70th Street — nearby Lenox Hill peer
- 188 East 70th Street — nearby Lenox Hill peer
- 170 East 78th Street — nearby Lenox Hill peer
- 180 East 79th Street — nearby Lenox Hill peer
More Upper East Side buildings
- 181 East 93rd Street — 1928 co-op
- 188 East 70th Street — 1986 condominium by Kohn Pedersen Fox (KPF)
- 188 East 75th Street — 1924 co-op
- 188 East 78th Street (The Empire) — 2001 condominium by SLCE Architects
- The Royale (188 East 64th Street) — 1986 condominium
- 200 East 61st Street (The Savoy) — 1986 condominium by Philip Birnbaum & Associates
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.
Considering a move at The Siena?
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