21 East 87th Street / 22 East 88th Street
21 East 87th Street / 22 East 88th Street, New York, NY 10128
Carnegie Hill, Upper East Side
BBL 1014990014 · BIN 1046915
- Year built
- 1927
- Type
- Cooperative
- Units
- 72
- Floors
- 13
- Landmark status
- Requires confirmation
- City records and our profile differ. Confirm with building management.
- Subletting by shareholders
- Not permitted
- Pets
- Pets permitted; species and limits not stated
- Flip tax
- 2% of the purchase price, paid by the seller
- Doorman
- Full-time doorman
21 East 87th Street / 22 East 88th Street sales history: 71 recorded transfers
- Subletting
- Not permitted — an owner-occupancy building.
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.
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 3BR median
- $4M
- Recent range
- $2.2M – $7.8M
- Listing discount
- 1.0%
- Recorded transfers
- 71
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 21 East 87th Street / 22 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.
21 East 87th Street is one of Emery Roth's most beloved Carnegie Hill commissions — a 1927 full-Madison-Avenue-block-front cooperative with entrances on both side streets and "a magnificent lobby with an elegant rotunda on each side." The 1953 cooperative conversion places the building among the earliest cooperative conversions in New York City.
It belongs to a specific architect-defined Carnegie Hill cohort by way of the Roth architectural pedigree — the firm's neighborhood work runs to trophy buildings like 1125 Fifth, with one apartment per floor, and 75 East 96th. Buyers find an accommodating board posture here, with 65% financing and a 2% flip tax that sit among the gentler frameworks of any peer Carnegie Hill prewar cooperative, and the building carries it all across a full-block-front configuration with dual side-street entrances, an operational scale rare among cross-street prewars.
Architecture and building operations
The 1927 Roth design produced 72 cooperative apartments across thirteen floors on the full Madison Avenue block-front between East 87th and East 88th Streets. Entrances on both side streets activate the building's circulation; the lobby features "a magnificent rotunda on each side" — a Roth interior signature.
The neo-Renaissance composition in beige brick reads as a confident mid-1927 Roth statement. The grand prewar proportions and high ceilings are consistent with Roth's broader Carnegie Hill / Park / Fifth body of work.
Operations: 24-hour doorman; live-in resident manager; renovated gym; bike room; laundry; private storage cage per unit.
Policy framework
- Type: Cooperative — board interview required
- Pets: Welcome
- Financing maximum: 65%
- Flip tax: 2%
- Subletting: Board approval required (verify duration limits)
- Pied-à-terre: Verify with managing agent at offer stage
- Trust, LLC, foreign buyers: Case-by-case
- Post-closing liquidity: Substantial Carnegie Hill reserves customary
- Board interview: Required
The 65% financing maximum is meaningfully more accommodating than peer Carnegie Hill prewars where 50% or lower is typical.
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
- 2% of the Purchase Price Paid
- Rate
- 2% of the purchase price
- Paid by
- Seller
Source: building management's published schedule, as of September 2026
Purchase
9 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Additional Processing FeePaid to management | Paid by Buyer | When With the application | Amount $200 for any application with more than one (1) co-applicant. | Refundable Non-refundable |
| Application Processing FeePaid to managementRequired | Paid by Buyer | When With the application | Amount $725 | Refundable Non-refundable |
| Compliance FeePaid to management | Paid by Buyer | When With the application | Amount $500 | Refundable Not stated |
| Credit Check FeePer applicantPaid to management | Paid by Buyer | When With the application | Amount $150 per applicant and per adult occupant. | Refundable Non-refundable |
| Power of Attorney Review FeeConditionalConditions: If ApplicablePaid to management | Paid by Buyer | When At closing | Amount $150 (If applicable) | Refundable Not stated |
| Recognition Agreement FeeConditionalConditions: If FinancingPaid to management | Paid by Buyer | When At closing | Amount $325 (if applicable) | Refundable Not stated |
| Closing FeePaid to management | Paid by Shareholder | When At closing | Amount $750 must be certified or attorney escrow. | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-In DepositPaid to the building | Paid by Buyer | When With the application | Amount $500 | Refundable Refundable |
| Move Out DepositPaid to the building | Paid by Shareholder | When With the application | Amount $500 | Refundable Refundable |
Refinance
3 items
Management's “less refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeePaid to managementRequired | Paid by Shareholder | When With the application | Amount $400 | Refundable Non-refundable |
Management's “more refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeePaid to managementRequired | Paid by Shareholder | When With the application | Amount $500 | Refundable Non-refundable |
| Credit Check FeePer applicantPaid to management | Paid by Shareholder | When With the application | Amount $150 per applicant | Refundable Non-refundable |
Ownership transfer
21 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeePaid to managementRequired | Paid by Buyer | When With the application | Amount $725 | Refundable Non-refundable |
| Compliance FeePaid to management | Paid by Buyer | When With the application | Amount $500 | Refundable Not stated |
| Credit Check FeePer applicantPaid to management | Paid by Buyer | When With the application | Amount $150 per applicant and per adult occupant. | Refundable Non-refundable |
| Power of Attorney Review FeeConditionalConditions: If ApplicablePaid to management | Paid by Buyer | When At closing | Amount $150 (If applicable) | Refundable Not stated |
| Recognition Agreement FeeConditionalConditions: If FinancingPaid to management | Paid by Buyer | When At closing | Amount $325 (if applicable) | Refundable Not stated |
| Closing FeePaid to management | Paid by Shareholder | When At closing | Amount $750 must be certified or attorney escrow. | Refundable Non-refundable |
| Flip TaxPaid to the building | Paid by Shareholder | When At closing | Amount 2% of the Purchase Price Paid | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out DepositPaid to the building | Paid by Buyer | When With the application | Amount $500 | Refundable Refundable |
| Move-In DepositPaid to the building | Paid by Buyer | When With the application | Amount $500 | Refundable Refundable |
Transfer: trust
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeePaid to management | Paid by Buyer | When With the application | Amount $500 | Refundable Non-refundable |
| Compliance FeePaid to management | Paid by Buyer | When With the application | Amount $500 | Refundable Not stated |
| Closing FeePaid to management | Paid by Shareholder | When At closing | Amount $500 | Refundable Non-refundable |
Transfer: estate
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeePaid to managementRequired | Paid by Buyer | When With the application | Amount $725 | Refundable Non-refundable |
| Compliance FeePaid to management | Paid by Buyer | When With the application | Amount $500 | Refundable Not stated |
| Credit Check FeePer applicantPaid to management | Paid by Buyer | When With the application | Amount $150 per applicant and per adult occupant. | Refundable Non-refundable |
| Power of Attorney Review FeeConditionalConditions: If ApplicablePaid to management | Paid by Buyer | When At closing | Amount $150 (If applicable) | Refundable Not stated |
| Recognition Agreement FeeConditionalConditions: If FinancingPaid to management | Paid by Buyer | When At closing | Amount $325 (if applicable) | Refundable Not stated |
| Closing FeePaid to management | Paid by Shareholder | When At closing | Amount $750 must be certified or attorney escrow. | Refundable Non-refundable |
| Flip TaxPaid to the building | Paid by Shareholder | When At closing | Amount 2% of the Purchase Price Paid | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-In DepositPaid to the building | Paid by Buyer | When With the application | Amount $500 | Refundable Refundable |
| Move Out DepositPaid to the building | Paid by Shareholder | When With the application | Amount $500 | Refundable 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.
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
- Not permittedSource: building management's published schedule, as of September 2026
- Pied-à-terre ownership
- Not verified
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 statedSource: The Roebling Team's building profile
- In-unit washer/dryer
- Not verified
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
- $724 per room a monthMedian of 7 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Maintenance, per square foot
- $2.06 per square foot 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)
- Amenities noted
- Fitness room, bike storage, storageSource: The Roebling Team's building profile
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
- $0 (under cap)
- Per unit / month range
- —
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 filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
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).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Management & transfer contacts
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 |
|---|---|---|---|---|---|
| Jul 28, 2026 | 8A | 2 BR · 2 BA · 1,800 sf | $2,350,000 | $1,306/sf | +0.0% |
| Jun 4, 2026 | 2AB | 5 BR · 6.5 BA · 4,600 sf | $7,825,000 | $1,701/sf | -7.9% |
| Jun 2, 2026 | 11A | 2 BR · 3 BA · 1,800 sf | $2,250,000 | $1,250/sf | -2.0% |
| Feb 27, 2026 | 2C | 3 BR · 3 BA · 2,500 sf | $3,795,000 | $1,518/sf | +0.0% |
| Oct 1, 2025 | 6D | 3 BR · 3 BA | $4,495,000 | +0.0% | |
| Aug 14, 2025 | 10D | 3 BR · 3 BA | $4,200,000 | -6.6% | |
| Jul 25, 2024 | 9A | 2 BR · 2.5 BA | $2,195,000 | +0.0% | |
| Jan 12, 2024 | PHD | 2 BR · 2 BA | $4,250,000 | -5.6% |
Market read. Most recent trades (2026 to date) cleared a median $1,534/sf (floor-adjusted) across 4 sales. 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 0.0% from the last ask.
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 1-01499-0014). 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 21 East 87th Street / 22 East 88th Street and nearby.
At the recent median sale of $4.2M (6 transfers since 2024), a buyer putting 25% down would pay about $77,550 to close, or 1.8% of the price.
- Mansion tax: $63,000
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $14,550
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with 21 East 87th Street / 22 East 88th Street and its market
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Notable residents
The building has maintained a relatively private resident profile.
What to know if you’re buying
The Emery Roth architectural pedigree is real institutional context. Roth's broader Carnegie Hill body of work — 1125 Fifth and elsewhere — connects 21 East 87th to a substantial pre-war luxury residential tradition.
The full Madison Avenue block-front configuration with dual side-street entrances is structurally distinguishing. Operational scale uncommon for cross-street buildings.
The 65% financing maximum is meaningfully more accommodating than peer Carnegie Hill prewars. Plan accordingly.
The 1953 cooperative conversion is among NYC's earliest. Long ownership cycle supports operational depth.
The renovated gym, bike room, and per-unit private storage cage anchor the amenity layer.
Apartment configurations vary materially across the 72-unit inventory. Verify line-specific configuration during walkthrough.
Closing timelines are cooperative-standard. Plan for 6 to 10 weeks from contract through board approval to closing.
Comparable buildings
- 14 East 90th Street — Carpenter 1928; nearby Carnegie Hill peer
- 19 East 88th Street — Dowling 1937 Art Deco; same-block Carnegie Hill peer
- 12 East 87th Street (The Capitol) — Blum & Blum 1910-12; same-block Carnegie Hill peer
- 17 East 89th Street — Ajello 1924; nearby Carnegie Hill peer
- 1125 Fifth Avenue — Roth 1925; same-architect Carnegie Hill 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
- 20 East 76th Street (The Surrey Residences) — 1925 condominium by Schwartz & Gross
- 21 East 66th Street — 1921 condominium
- 21 East 79th Street — 1930 co-op
- The Carlton House (21 East 61st Street / 680 Madison Avenue) — condop
- 23 East 81st Street — 1906 condominium
- The Volney (23 East 74th Street) — 1924 condop by Schwartz & Gross
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