188 East 76th Street (The Siena)
188 East 76th Street, New York, NY 10021
Lenox Hill, Upper East Side
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
- $1,580
- Listing discount
- 4.2%
- Recorded sales
- 87
- On record
- 2003–2025
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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $72,223/yr
- Per unit / month range
- $0 – $82
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.
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
- 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, 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 |
|---|---|---|---|---|---|
| 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 across 1 sale. 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) 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
- 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
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 Siena?
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 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.