2 East 88th Street
2 East 88th Street, New York, NY 10128
Carnegie Hill, Upper East Side
BBL 1014990069 · BIN 1046925
- Year built
- 1929
- Type
- Cooperative
- Units
- 13
- Floors
- 14
- Flip tax
- 3% of the sale price.
- Financing
- Up to 50% financeable (50% minimum down).
- Subletting
- Permitted with Board approval. Short-term rentals and AirBnB are not permitted.
- Pied-à-terre
- Permitted.
- Washer / dryer
- Permitted in-unit.
- Pets
- Permitted, subject to Board approval.
- Co-purchasing
- Permitted. Parents purchasing for children permitted.
- Guarantors
- Permitted.
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated 2026). Board policies can change by amendment — confirm at the offer stage.
2 East 88th Street is one of the most architecturally distinguished cross-street cooperatives in the entire UES inventory — a 1929-1930 Pennington & Lewis commission for Bing & Bing with a signature rooftop sculptural program that references the Porch of the Maidens (Caryatids) at the Erechtheion on the Acropolis in Athens.
It begins with the Pennington & Lewis / Bing & Bing architect-developer combination — the firm responsible for several Bing & Bing commissions during the late-1920s building cycle, paired with a developer whose architect-developer partnerships produced multiple landmark prewar coops across Manhattan. That partnership crowned the building with its prominent corner tower with carved stone female heads, which Friends of the Upper East Side reads as a deliberate Erechtheion reference: "several large, Greek-style, stone heads resting on brick piers, eyeing Central Park and Carnegie Hill." All of it serves a 13-shareholder boutique configuration — essentially one apartment per floor, with the upper-floor triplex penthouse standing as the building's signature trophy unit.
Apartment 14PH (triplex penthouse) closed for $60,000,000 on August 24, 2021 — one of the largest cross-street cooperative transactions in modern UES history.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $21,074/yr
- Per unit / month range
- $0 – $125
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
- Flip tax
- 3% of gross sales price
- Sublet policy
- Allowed
- Pied-à-terre
- Allowed (case by case)
- Notable fees
- Max financing 50% (66-2/3% for Maisonette & 2-A); managing agent $900 ($1,000 estate)
Recent sales
Recent transfers 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 |
|---|---|---|---|---|---|
| Sep 10, 2025 | 2A | 3 BR · 2.5 BA | $2,415,000 | -10.6% | |
| Jul 31, 2014 | 11 | 3 BR · 4,030 sf | $20,500,000 | $5,087/sf | -18.0% |
| May 23, 2012 | 5 | 3 BR | $8,100,000 | -19.0% | |
| Jul 22, 2004 | 10 | 3 BR | $12,200,000 | -9.6% |
Market read. $/sf is measured on the latest sales with reliable square footage (2014): a median $5,087/sf across 1 sale. The building has traded as recently as 2025. Median listing discount 18.5% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-01499-0069) 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 on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
The Bing & Bing / Pennington & Lewis architect-developer combination is real institutional context. No other UES cross-street cooperative at the 13-shareholder boutique scale carries the same architectural-history depth.
The Erechtheion-reference rooftop sculptural program is structurally distinguishing. One of the most-recognized rooftop sculptural elements on any UES cross-street building.
The Guggenheim Museum / Cooper Hewitt / Jewish Museum Museum Mile adjacency is the most structurally valuable urban context in Manhattan residential.
The $60 million August 2021 penthouse closing is the largest recent comp benchmark. The trophy unit pricing dictates building-wide pricing benchmarks at this 13-shareholder scale.
The 13-shareholder boutique configuration is at the smallest scale of institutional UES cooperative inventory. Plan for the most institutional board review standards in the city.
Comparable buildings
- 4 East 88th Street — 1922 Georgian Revival; immediate same-block Guggenheim-facing peer
- 19 East 88th Street — Dowling 1937 Art Deco; same-block Carnegie Hill peer
- 1 East 66th Street — Candela 1947; nearby Fifth Avenue peer
- 1120 Fifth Avenue — Carpenter 1924-25; nearby Fifth Avenue trophy peer
- 1125 Fifth Avenue — Roth 1925; nearby Carnegie Hill Fifth Avenue trophy peer
Sources: The Roebling Research Library (offering plans, house rules, financial statements, board minutes, internal transaction records); NYC Department of Finance recorded transfers; publicly recorded NYC building data.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
Considering a move at 2 East 88th Street?
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 2 East 88th Street 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.