225 East 73rd Street (Eastgate)

Thirteen stories in brown brick across a hundred feet of frontage, with the central bays slightly recessed and the enclave's characteristic masonry texture worked across the base. The building carries roughly 89,000 square feet of residential area over a 10,216-square-foot lot.

The apartment mix runs wide. Department of Buildings filings across two decades name units on every floor from 1A through 1J at the base up to penthouse-level lines, which means small lettered apartments at the low end and combined layouts at the top. The combination history is heavy and continuing: filings document 2B with 2C, 3B with 3C, 4A with 4G, 5A with 5B, 8A with 8G, 8B with 8C, 10A with 10B, and 11A with 11B, several of them since 2020. That pattern is what produces the spread between the 87 and 88 unit counts in circulation, and it is also the main thing a buyer should understand about the inventory: the building's larger apartments were mostly assembled rather than drawn, and their layouts vary accordingly.

Prewar proportions renovate well here, and condition rather than line is usually the dominant pricing variable. Front units face the enclave streetscape; rear units face the mid-block interior. Neither exposure faces an avenue, which is the point of the block.

Full service, with door staff and porter coverage, an on-site superintendent, a landscaped roof deck, a grilling courtyard, a renovated fitness center, central laundry, bike storage and private storage per management-sourced records.

Tax history. The cooperative took a J-51 benefit on an alteration completed around 1990 — PLUTO carries a 1990 alteration year, and the Department of Finance J-51 record shows the benefit initiating in 1992 against roughly $167,000 of qualifying alteration cost, structured as a fourteen-year exemption with a 90 percent abatement worth about $13,900 a year. The abatement balance was consumed in tax year 2002 and the record ends there. There is no J-51 benefit today, and no other building-wide exemption appears on the lot. There is no step-up schedule left to run; check the current tax bill for any other abatement.

Capital posture. The recent filing record is unusually legible. The cooperative registered its laundry machines and reconfigured the fire sprinkler heads in 2022, carried out courtyard and cellar repairs across 2022 and 2023, and ran a façade program with a sidewalk shed in 2023 and a suspended scaffold for inspection and repair in 2024. The live item is mechanical: filings opened in late 2025 and permitted into 2026 cover a new high-pressure gas service, meter and reducing station, a new low-pressure gas line and gas train, a new gas meter room, a new chimney liner, and a retrofit gas can and head on the existing combination gas-and-oil burner. That is a full gas service and burner conversion, and it is the single most important thing for a buyer to ask about — its cost, its funding source, and whether an assessment is attached to it. We do not hold the building's financial statements, so the answer has to come from the managing agent and the corporation's counsel.

Ownership form: Cooperative. Purchase requires a full board package and an interview, and the board has broad discretion, limited by federal, state and city law and its own authority. Budget eight to twelve weeks from executed contract to closing.

Financing: 75 percent maximum per management-sourced records — a 25 percent minimum down payment. That is the ordinary Upper East Side prewar standard rather than a strict one.

Post-closing liquidity: Not published. Confirm the building's current liquidity and financing requirements from its application instructions before an offer is made, not after.

Subletting: Permitted case-by-case with board approval per management-sourced records. Management’s September 15, 2026 fee schedule charges the shareholder 10% of annual maintenance for the first sublet year, 20% for the second and 30% for the third and thereafter. Seasoning and term caps remain unestablished here; confirm them and the operative approval rules without inferring occupancy from missing terms.

Pied-à-terre: Permitted with board approval per management-sourced records.

Co-purchase, guarantors and gifting: Considered case-by-case.

Trusts and LLCs: ACRIS shows several completed transfers into and out of revocable trusts in recent years, so trust ownership is clearly workable here in practice. That is not the same as a published policy, and LLC purchases are a different question entirely. Confirm both with the managing agent.

Flip tax: The September 15, 2026 management schedule supplies a date distinction: seller-paid $25 per share for leases executed before July 1, 2014, or 2% of sale price for leases executed on or after July 1, 2014. Reconcile the earlier buyer-paid summaries with the operative documents; the apartment’s lease date and share allocation matter, not the building’s residence count.

Pets: Permitted per management-sourced records.

The dated management schedule supplies financing and transaction-fee terms; other summaries also draw on listing and management records. Confirm each operative term against the current house rules, proprietary lease and valid amendments rather than treating a summary as conclusive.

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 $895/sf (floor-adjusted) across 1 sale. 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 1.5% 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 1-01428-0013). 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 block is not landmarked, and that cuts both ways. Nothing here requires Landmarks approval, so façade and window work moves faster and costs less than it would in a historic district. It also means the enclave's architectural coherence rests on six separate boards making compatible choices, with no legal backstop. At R8B, recorded gross floor area runs roughly twice a simple comparison against what the district now allows, which does not by itself establish legal zoning floor area or what could be built.

Ask about the gas project before you offer. A new gas service, meter room, chimney liner and burner retrofit is a substantial capital item, and it is being permitted right now. Find out whether it is funded from reserves, from the underlying mortgage, or from an assessment.

The J-51 has run out. The J-51 from the early-1990s alteration burned off in 2002 and has no phase-out left. Taxes in maintenance still move with assessments and rates; check the current tax bill.

Get the flip tax in writing. Use the September 15, 2026 management schedule’s lease-date distinction and seller designation, then confirm the operative lease, payer and exceptions against the earlier inconsistent summaries. Do not assume both formulas apply or assign the charge to the buyer.

Read the combination history for the specific apartment. Many of the larger units here were assembled from two smaller ones. That governs where the kitchen sits, how the circulation works, and whether there are two entry doors. Run the Renovation Cost Calculator against anything you plan to reconfigure.

Prepare the board package properly. Seventy-five percent financing is permissive by prewar standards, but the post-closing liquidity expectation is unpublished and the board interview is real. Run the Co-op Board Qualification Calculator before you offer.

Lead with the enclave, not the address. East 73rd between Second and Third is a story a buyer can be walked through in ten minutes. Emery Roth, Bing & Bing, six buildings, one architectural idea, no through traffic. That is the differentiator against generic side-street prewar stock a few blocks in any direction.

Be direct about the tax and mechanical posture. No exemption on the roll and an active gas project are both facts a diligent buyer's attorney will find. Presenting them early, with the building's own answer on funding, produces a better outcome than letting them surface at contract.

Price condition honestly. The gap between an estate-condition lettered apartment and a renovated combination in this building is wide, and buyers here are sophisticated about renovation math.

Document the combination potential if it exists. If the adjacent line has changed hands recently or the building has approved similar merges, that is a priced feature. The Department of Buildings record supports the argument.

If you're considering 225 East 73rd Street, also evaluate:

• 220 East 73rd Street — the enclave twin directly opposite; the closest like-for-like comparison in the city
• 230 East 73rd Street — another Emery Roth building in the same Bing & Bing group, on the same block
• 210 East 73rd Street, 215 East 73rd Street and 235 East 73rd Street — the remaining three Eastgate buildings; they belong in any comparable set drawn on this block
• 150 East 73rd Street — prewar cooperative west of Third Avenue on the same street; the higher-priced, more formal alternative
• 155 East 72nd Street — prewar cooperative one block south, west of Third; a different price tier and buyer pool
• 164 East 72nd Street — prewar side-street cooperative one block south
• 117 East 72nd Street — prewar cooperative closer to Park; the step-up in address and price
• 200 East 74th Street — full-service alternative one block north
• 201 East 74th Street — the immediate-neighborhood alternative on the next block
• 207 East 74th Street — comparable side-street scale and economics a block north