188 East 78th Street (The Empire)
188 East 78th Street, New York, NY 10075
- Year built
- 2001
- Type
- Condominium
- Units
- 72
- Floors
- 32
- Landmark
- No
- Pets
- Pets permitted (dogs and cats)
- Subletting
- Permitted under the condominium declaration
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2002–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,877
- Listing discount
- 7.3%
- Recorded sales
- 102
- On record
- 2002–2026
The Empire is a full-service condominium that delivered amenity depth and traditional styling to the central Lenox Hill blocks at the turn of the millennium. Completed in 2001 to a Hartman-Cox design with SLCE and developed by Davis & Partners with RFR Holding, the 32-story tower holds 72 residences and an amenity package — garage, fitness center, garden, roof deck, screening room, private dining salon — that is unusually complete for a building of its size. The brick exterior was deliberately drawn to echo classic Upper East Side architecture rather than to read as a glass newcomer.
For buyers, the appeal is straightforward: a full-service, family-friendly condominium with high-rise light and views, in the heart of the Upper East Side between Third and Lexington, with condominium flexibility and a deep amenity set. It competes directly with the era's other traditionally styled new-construction condos in Lenox Hill.
The location is central and convenient — between Third and Lexington on 78th Street, close to the Q and 6 trains, the Lenox Hill medical corridor, and the Madison Avenue retail and gallery spine a few blocks west.
Architecture and unit composition
The 72 residences span a 32-story tower, with layouts running from one-bedrooms to large family homes and penthouses near the crown. The slender footprint and tower height deliver strong light and open city views from upper floors. The Hartman-Cox brick design pairs traditional massing with a contemporary structural program, positioning the building as a new-construction interpretation of the neighborhood's pre-war character.
Building operations
The Empire operates as a full-service condominium with a full-time doorman and concierge. The amenity roster — an on-site parking garage, a fitness center, a landscaped garden, a roof deck, a children's playroom, a business center, a private dining salon with a kitchen, and a screening room — is generous for a 72-unit building. Buyers should model the common charges and real estate taxes that support a staff and amenity package of this depth, and review the building's financials, reserves, and any assessment history during due diligence.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Facade safety — Local Law 11
The facade passed its last inspection with no required repairs — nothing to budget for here, and no facade assessment on the horizon for roughly five years.
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
- Pied-à-terre
- Amenity fee $1,000/adult/yr to opt in
- Notable fees
- Building admin fee $1,500; move-in/out $500 each + $1,000 deposits; transfer fee $500; working capital 1 month CC (sponsor)
Recent sales
188 East 78th Street prices as a full-service new-construction condominium, benchmarked on a price-per-square-foot basis with floor, exposure, and layout driving the spread. Higher-floor residences with open views and the penthouse tier command the building's premium; lower-floor lines price below. The building's deep amenity set and central Lenox Hill location support its pricing relative to less-serviced boutique condos, while its 2001 vintage places it among the established — rather than brand-new — condominium options in the area. Specific financing, sublet, and any flip-tax terms should be confirmed at offer stage.
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 |
|---|---|---|---|---|---|
| Jan 30, 2026 | CEL11 | 2 BR · 2.5 BA · 1,681 sf | $3,275,000 | $1,948/sf | -6.4% |
| Jan 30, 2026 | 5D | 2 BR · 2.5 BA · 1,500 sf | $2,390,500 | $1,594/sf | off-mkt |
| Nov 21, 2025 | CEL 1 | 2 BR · 2.5 BA · 2,011 sf | $2,295,000 | $1,141/sf | -4.2% |
| Sep 19, 2025 | 12A | 2,068 sf | $3,200,000 | $1,547/sf | off-mkt |
| Mar 25, 2025 | 12B | 3 BR · 3.5 BA · 1,886 sf | $3,500,000 | $1,856/sf | off-mkt |
| Jan 8, 2025 | 16A | 3 BR · 3.5 BA · 2,068 sf | $3,850,000 | $1,862/sf | -6.7% |
| Sep 25, 2024 | 19A | 4 BR · 5.5 BA · 2,530 sf | $4,400,000 | $1,739/sf | -7.4% |
| Apr 16, 2024 | CEL31 | 5 BR · 4.5 BA · 2,874 sf | $5,350,000 | $1,862/sf | -12.3% |
Market read. Most recent trades (2026) cleared a median $1,877/sf across 1 sale. Median listing discount 7.3% 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 1-01412-7502) 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-service condo in central Lenox Hill. The combination of a deep amenity package, high-rise views, and condominium flexibility is the building's value proposition.
The amenities carry cost. Garage, screening room, garden, and roof deck are real but staffed and maintained — model the common charges and taxes.
Condo flexibility applies. Pied-à-terre, investment use, and subletting are permitted under the declaration; closings run 30–45 days.
Mansion tax thresholds apply. Run pricing through the Mansion Tax Calculator.
What to know if you’re selling
Lead with the amenity depth and the views. For a building of this size, the amenity roster is a genuine differentiator — foreground it alongside floor and exposure.
Apartment-level positioning matters. Floor and view drive pricing variation; choose the comparable set precisely.
Closing timelines are condo-fast. 30–45 days from contract to closing.
Comparable buildings
If you're considering 188 East 78th Street, also evaluate:
- 200 East 83rd Street — newer full-service condominium high-rise nearby
- 145 East 76th Street — boutique full-service condominium in Lenox Hill
- 30 East 76th Street — full-service condominium closer to Madison and the Park
- 180 East 79th Street — established Lenox Hill full-service co-op
- Manhattan House — large postwar full-service condominium
The Roebling Team at The Empire Condominium
The Roebling Team at Compass specializes in the Upper East Side, Central Park West, and the broader Park-facing Manhattan market. We publish this building profile because condominium buyers and sellers deserve building-specific intelligence — architecture, amenity reality, carrying cost, and apartment-level pricing — not generic market commentary.
If you're considering a purchase or sale at the Empire, a 30-minute consultation is the right starting point.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
Get the full picture on this building.
The full comp set, a private valuation of your line, or current and off-market availability — sent to you directly.
Own an apartment here? See what it would sell for.
A broker’s honest answer to three questions — what your apartment would likely sell for today, what it costs to sell, and what you’d walk away with — for your apartment at The Empire Condominium, in this market. Put together by a person, not an algorithm.