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
- Landmark status
- Requires confirmation
- City records and our profile differ. Confirm with building management.
- Subletting by shareholders
- Permitted
- Pied-à-terre
- Permitted with conditions
- Pets
- Pets permitted; species and limits not stated
- Washer/dryer
- Permitted
- Maximum financing
- 50% of the purchase price
- Flip tax
- 3% of the purchase price, paid by the buyer
- Doorman
- Full-time doorman
- 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.
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.
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.
Architecture and building operations
Designed by Pennington & Lewis (the firm responsible for several Bing & Bing commissions during the late-1920s building cycle) and developed by Bing & Bing — the architect-developer combination that produced multiple landmark prewar coops across Manhattan. The building is in Art Moderne style with classical-revival ornament.
The signature architectural feature is the prominent corner tower with carved stone female heads — a deliberate reference, per Friends of the Upper East Side, to the Porch of the Maidens (Caryatids) at the Erechtheion on the Acropolis in Athens. The "several large, Greek-style, stone heads resting on brick piers, eyeing Central Park and Carnegie Hill" are one of the most-recognized rooftop sculptural elements on any Upper East Side cross-street building.
The 14-story building with only 13 apartments is an extreme expression of the boutique-floor-through cooperative model — essentially one apartment per floor, with the upper-floor triplex penthouse representing the building's signature trophy unit.
Location. Directly across from the Solomon R. Guggenheim Museum (Frank Lloyd Wright, 1959). One block south of the Cooper Hewitt (Andrew Carnegie Mansion, 1901). Two blocks south of the Jewish Museum (Felix Warburg House, 1908). Structurally one of the most Museum-Mile-anchored residential addresses in the city.
Operations: full-time doorman; live-in superintendent. The 13-shareholder community operates at the smallest end of the institutional UES coop register.
Policy framework
Standard tier-one Fifth-Avenue cooperative thresholds apply:
- Type: Cooperative — board interview required
- Pets: Verify with managing agent
- Pied-à-terre: Typically restricted for boutique trophy Fifth Avenue cooperatives
- Financing maximum: Conservative (verify at offer stage)
- Flip tax: Verify with managing agent
- Subletting: Restrictive
- Trust ownership: Case-by-case
- LLC ownership: Not typical
- Foreign buyer: Substantial board diligence
- Post-closing liquidity: Multiples of purchase price expected
- Board interview: Required; institutional review
Application and transaction fees
Fees below are from building management's published schedule, as of September 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
- Terms
- Equal to 3% of the gross sales price
- Rate
- 3% of the purchase price
- Paid by
- Buyer
Source: building management's published schedule, as of September 2026
Purchase
5 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $600 | Refundable Non-refundable |
| Messenger Fees | Paid by Buyer | When With the application | Amount $65 | Refundable Non-refundable |
| Recognition Agreement FeeConditionalConditions: If Financing | Paid by Buyer | When At closing | Amount $300 (if applicable) | Refundable Non-refundable |
| Managing Agent Fee | Paid by Shareholder | When At closing | Amount $900 (Shareholder is an Individual) or $1000 (Shareholder is an Estate) | Refundable Non-refundable |
| New York State Stamp TaxPer share | Paid by Shareholder | When At closing | Amount $0.05 per share | Refundable Non-refundable |
Refinance
2 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $500 | Refundable Non-refundable |
| Messenger Fees | Paid by Shareholder | When With the application | Amount $35 | Refundable Non-refundable |
Ownership transfer
4 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $600 | Refundable Non-refundable |
| Background Check FeePer applicant | Paid by Buyer | When With the application | Amount $100 per applicant/occupant | Refundable Non-refundable |
| Credit Report FeePer applicantRequired | Paid by Buyer | When With the application | Amount $75 per applicant/occupant | Refundable Non-refundable |
| Messenger Fee | Paid by Buyer | When With the application | Amount $65 | Refundable Non-refundable |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Financing and purchase requirements
- Maximum financing
- 50% of the purchase priceSource: building management's published schedule, as of September 2026
- Guarantors
- Permitted with conditionsConsidered on a case by case basis.Source: building management's published schedule, as of September 2026
- Co-purchasing
- Permitted with conditionsConsidered on a case by case basis.Source: building management's published schedule, as of September 2026
- Parent buying for an employed child
- Permitted with conditionsConsidered on a case by case basis.Source: building management's published schedule, as of September 2026
- Parent buying for a student child
- Permitted with conditionsConsidered on a case by case basis.Source: building management's published schedule, as of September 2026
- Purchase or lease by a corporation
- Not permittedSource: building management's published schedule, as of September 2026
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Subletting by shareholders
- PermittedSource: building management's published schedule, as of September 2026
- Pied-à-terre ownership
- Permitted with conditionsConsidered on a case by case basis.Source: building management's published schedule, as of September 2026
- Short-term rentals
- Not permittedSource: building management's published schedule, as of September 2026
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedBoard Approval required.Source: building management's published schedule, as of September 2026
- In-unit washer/dryer
- PermittedSource: building management's published schedule, as of September 2026
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Maintenance, per room
- $623 per room a monthMedian of 3 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Maintenance as recorded with each sale. A co-op's maintenance already covers the building's real estate taxes and the building's own mortgage, if it has one; add your own loan payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $21,074/yr
- Per unit / month range
- $0 – $125
- Modeled exposure split equally across 14 units (the residential count on the city's lot record). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed 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 data last refreshed September 2026.
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, 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 |
|---|---|---|---|---|---|
| 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 (recorded) 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.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01499-0069). 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 on co-ops is not officially recorded, figures shown are approximate.
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Notable residents
The 13-shareholder community supports operational discretion typical of trophy Fifth Avenue cooperatives.
Architectural register
The Pennington & Lewis / Bing & Bing architect-developer combination and the Erechtheion-reference rooftop sculptural program anchor the building's architectural-history credentials.
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.
Individual closings set 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.
More Upper East Side buildings
- 1 East 66th Street — 1947 co-op by Rosario Candela
- 2 East 67th Street — 1928 co-op by Rosario Candela
- 2 East 70th Street — 1927 co-op by Rosario Candela
- 3 East 69th Street — 1938 co-op by Sylvan Bien
- 3 East 71st Street — 1944 co-op by Emery Roth
- 3 East 84th Street — 1928 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.
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.
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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646.939.7375 · c.cohen@compass.com