220 East 73rd Street (Eastgate)
220 East 73rd Street, New York, NY 10021
Lenox Hill, Upper East Side
BBL 1014270034 · BIN 1043976
- Year built
- 1929
- Type
- Cooperative
- Units
- 92
- Floors
- 13
- Landmark
- No
- Pets
- Permitted per brokerage records; house rules on file require the lessor's written consent and leashed or carried dogs in common areas
- Financing
- 75 percent maximum per brokerage records
Every recorded sale at this building, 2004–2025
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median
- $739K
- Recent range
- $365K – $2.2M
- Listing discount
- 4.3%
- Recorded transfers
- 109
Eastgate is one of the Upper East Side's quiet structural anomalies: a six-building pre-war enclave — 210, 215, 220, 225, 230, and 235 East 73rd Street — designed by Emery Roth and built by Bing & Bing in stages between 1928 and 1936, facing itself across a single mid-block stretch between Second and Third Avenues. Bing & Bing marketed the development as "East Village" and its apartments as "mansionettes," and the buildings were composed as three loose "twins" whose brown brick, knobbed masonry texture, and random stone insets give the block a unified, almost collegiate character that nothing else east of Third Avenue matches. 220 is the south-side member of the central pair, a close twin of 225 opposite.
An Emery Roth commission at this scale matters in market terms. Roth is the architect of the Beresford, the San Remo, and a long run of Central Park West and Park Avenue trophies, and the Eastgate buildings carry his interior program at a more accessible tier: step-down living rooms, beamed ceilings around 10 feet, defined dining foyers, and decorative fireplaces in many lines. The buildings are not landmarked and the block is not a historic district — the protection here is practical rather than legal: six co-ops with a shared architectural identity, on a tree-lined block with no through-traffic draw, two avenues from the Q at 72nd and Second.
What distinguishes 220 specifically is documentation. Beyond the offering plan and its amendments, The Roebling Research Library holds the building's current house rules, its board-adopted sublet policy, and its guest policy — the actual governance texts that most listings paraphrase loosely. The policy picture they draw is of a conventionally run, moderately flexible pre-war co-op: 75 percent financing per brokerage records, a modest 1 percent seller-paid transfer fee, pieds-à-terre entertained, and a sublet framework that is permissive by pre-war standards but precisely bounded — one-year seasoning, three years in any five, escalating fees.
Architecture and unit composition
The building rises 13 stories in brown brick, its central bays slightly recessed, with the enclave's characteristic masonry texture and a rooftop water-tank enclosure treated as architecture rather than apology. The roughly 92 apartments run from studios and one-bedrooms through classic-six-scale combinations; the strongest lines carry sunken living rooms, wood-burning or decorative fireplaces, and the high beamed ceilings that are the enclave's signature. Pre-war proportions renovate well here, and the building's spread between estate-condition and gut-renovated units is the main pricing variable. South-facing rears overlook the mid-block; front units face the quieter Eastgate streetscape rather than an avenue.
Building operations
Full-service: 24-hour doorman, live-in superintendent with porter staff, fitness center, residents' courtyard garden, central laundry, and private storage. Electricity is bundled into maintenance per recent listing records — worth normalizing when comparing carry against buildings that bill it separately. Renovation work runs through a standard alteration-agreement and insurance framework documented in the building's requirements on file; construction hours are weekdays only. The offering plan, house rules, and policy documents are on file in The Roebling Research Library and available to clients during diligence.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $18,544/yr
- Per unit / month range
- $0 – $17
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 before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
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 →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 |
|---|---|---|---|---|---|
| Nov 6, 2025 | 10DE | 3 BR · 3 BA | $1,975,000 | -8.1% | |
| Mar 17, 2025 | 2A | $410,000 | -3.5% | ||
| Jul 10, 2024 | 5A | 1 BA | $375,000 | -5.1% | |
| Jun 18, 2024 | 9A | 1 BA | $365,000 | +4.3% | |
| Mar 21, 2024 | 8G | 1 BA | $399,000 | +0.0% | |
| Jan 17, 2024 | 1D | 1 BA | $415,000 | -5.5% | |
| Nov 21, 2023 | 3D | 3 BR · 3 BA | $2,175,000 | -11.2% | |
| Oct 6, 2023 | 9C | 1 BR · 1 BA · 800 sf | $835,000 | $1,044/sf | -2.9% |
Market read. $/sf is measured on the latest sales with reliable square footage (2023): a median $838/sf across 2 sales. The building has traded as recently as 2025. Median listing discount 3.8% 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.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Apr 13, 2006 | 9C | $415,000 |
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 1-01427-0034) 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 enclave is the product. You are buying into a six-building Roth/Bing & Bing composition, not a one-off — the block's coherence is what holds value here. Walk both sides of East 73rd between Second and Third before deciding among the six; the buildings differ in lobby, amenity, and policy details despite the shared skin.
The policy framework is documented — use it. The sublet policy, guest policy, and house rules are on file with us, and they are specific: one-year residency before subletting, three-years-in-five caps, two-week unaccompanied-guest limits. Buyers with rental or flexible-use intentions should read the actual texts before offering, not the listing shorthand.
The financing posture is friendlier than the avenue co-ops. 75 percent financing, a 1 percent seller-paid flip tax, and pied-à-terre tolerance per brokerage records make this an easier board package than the Park/Fifth tier. Run the Co-op Board Qualification Calculator before offering all the same.
Condition drives the math. The spread between original-condition and renovated units is wide, and fireplaces, beamed ceilings, and step-down living rooms reward a careful renovation. Run the Renovation Cost Calculator against asking strategy on any estate-condition unit.
Verify the year and the details in diligence. City records date the building 1932 against 1929 in architectural records — an artifact of the enclave's staged construction — and washer/dryer and guarantor specifics should be confirmed with the managing agent at offer stage.
What to know if you’re selling
Lead with Roth and the enclave story. Emery Roth's name and the Bing & Bing "mansionette" history are documented, searchable assets that lift this building out of the generic "pre-war co-op east of Third" bucket. Use them with precision.
State the policy stack plainly. Electricity-included maintenance, 75 percent financing, the 1 percent seller-paid transfer fee, and a written, bounded sublet policy are selling points to the buyer pool this building attracts — and they survive attorney diligence because the documents exist. We provide them from the Research Library to serious buyers' counsel.
Price to the line, not the building. Fireplace lines, sunken-living-room layouts, and high-floor light carry premiums the building average obscures. Same-line history — which we maintain — is the right anchor.
Comparable buildings
If you're considering 220 East 73rd Street, also evaluate:
- 225 East 73rd Street — the building's near-twin directly across the enclave; the closest comp in the city
- 215 East 73rd Street and 235 East 73rd Street — the enclave's other Roth/Bing & Bing co-ops, with policy differences worth comparing
- 230 East 73rd Street — the last-built (1936) member of the enclave
- 170 East 78th Street — pre-war co-op of similar scale in the same east-of-Third pocket
- 130 East 75th Street — Schwartz & Gross pre-war one tier west; the step-up toward the avenues
- 180 East 79th Street — larger pre-war full-service co-op on the 79th Street crosstown corridor
- Manhattan House (200 East 66th Street) — the landmarked post-war alternative for buyers flexible on era
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 Eastgate?
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 Eastgate 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.