One Carnegie Hill

The architect’s report describes a reinforced-concrete structure with masonry walls, aluminum-framed windows and cast-stone treatment at the base. The site extends between East 96th and East 97th Streets. The residential entrance is on East 96th Street, while the community-facility frontage occupies part of the lower building.

The floor numbering explains why the building is often described as a 42-story tower. Its physical height comprises 41 stories, with the number 13 omitted. The architect’s report places an additional party room at the roof deck. HLW and Ismael Leyva Architects are credited in the plan; Rockwell Group designed the contemporary interiors and residents’ club.

The original ownership inventory included studios and one-, two- and three-bedroom apartments. The plans change above the lower group of condop floors, with fewer apartments on the upper levels. Subsequent combinations and subdivisions have altered that initial inventory; the cooperative’s financial statements describe the resulting association at the end of 2021.

Large windows are a recurring feature of the tower residences. Living rooms and bedrooms occupy different sides of the building, so outlook varies by orientation and floor. The original architect’s report describes typical finished ceiling heights of approximately eight to eight and a half feet, with localized dropped ceilings and some taller portions at the thirtieth floor. Buyers should distinguish the window height from the usable ceiling height throughout a room.

A limited number of apartments have private terraces. The proprietary lease allocates ordinary terrace cleaning, drainage maintenance and surface care to the shareholder, while structural or extraordinary terrace repairs fall to the apartment corporation. Plantings and installations require the approvals set out in the building documents, and a terrace cannot be enclosed without written consent from both the residential and condop boards.

The condominium has three major components, with separate governance for the residential interests and the cooperative. Apartment maintenance supports the condop’s own expenses and its contribution to shared operations. The cooperative also carries an underlying loan, described in its 2021 financial statements as amortizing through December 2053.

The ground lease has a fixed expiration date of December 31, 2102. Its rent changes in successive periods. The 2021 financial statements identify January 1, 2029 as the beginning of the next period, when rent is to be recalculated using the lease’s valuation provisions. Those provisions define the interest being appraised and the assumptions used; the calculation cannot be read directly from apartment resale prices.

The active 421-a benefit and the ground-rent schedule are separate parts of carrying costs. The tax benefit follows its statutory term, while the cooperative owes rent under its lease. A projection for ownership beyond the present benefit period therefore needs to account for both obligations.

The pool, gym, exercise space, changing rooms, playroom and business center sit within the residential amenity facilities. Outdoor areas include a landscaped courtyard and the rooftop terrace. The plan grants use to both condop shareholders and tenants of the rental section, subject to the residential board’s rules.

The garage belongs to the rental condominium component. The original plan gives residential occupants priority consideration for monthly parking on a first-come basis, without guaranteeing a space with an apartment purchase. Garage income belongs to that separate component. The cooperative likewise has no entitlement to the rental apartments’ income.

Resales and subletting: The offering plan provides for rights of first refusal by the condop and residential boards. The resale application requires a notice of intention to sell, an executed contract and financial documentation so the waiver process can be completed.

Corporate ownership: The resale application accommodates a corporation or LLC, with organizational documents, a resolution authorizing the purchase and identification of the occupants. Substituting other occupants requires board permission under the application’s terms.

Financing: The plan permits shareholders to choose a lender and loan amount subject to the governing documents. A financed resale requires executed recognition agreements; the application asks that these reach management at least a week before closing. Lender underwriting remains separate from the building’s permission to finance.

Resale charge: The application calls for a charge equal to three months of common charges, in addition to processing fees. Obtain the current application when preparing closing costs.

Pets: The original plan permits dogs, cats, caged birds and fish subject to conduct rules, and requires board consent for more than two pets. The resale application includes a pet approval form.

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.

Market read. Most recent trades (2026 to date) cleared a median $972/sf (floor-adjusted) across 11 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 1.8% 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 1-01646-7502). 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.

Have the lender review the leasehold before committing to a loan timetable. The lender needs the cooperative’s ground lease and its upcoming rent provisions as well as the apartment’s financial package. Ask specifically how the 2029 recalculation is treated in project approval and projected maintenance; permission to borrow in the proprietary documents does not settle that underwriting question.

• Azure at 333 East 91st Street — Another contemporary ownership tower in this part of the Upper East Side, with a smaller residential association.
• Plymouth Tower at 340 East 93rd Street — A large late-twentieth-century cooperative for comparing tower layouts and shared operating costs.
• Mill Rock Plaza at 345 East 93rd Street — A substantial postwar cooperative nearby, offering an earlier generation of high-rise apartments.
• Whitney House at 200 East 90th Street — A later-twentieth-century cooperative tower with a residential association closer in size to One Carnegie Hill’s ownership component.
• 1199 Park Avenue — A postwar cooperative with a lower building profile, useful for comparing tower ownership with a Park Avenue apartment house.