220 East 73rd Street (Eastgate)

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.

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.

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 $1,295/sf (floor-adjusted) across 3 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 3.7% 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 1-01427-0034). 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.

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 documented terms. 75 percent financing, a 1 percent seller-paid flip tax, and pied-à-terre permitted with conditions. Approval still depends on the full board package; run the Co-op Board Qualification Calculator as a screen before offering.

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.

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.

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