- Year built
- 1957
- Type
- Cooperative operated as a condop
- Units
- 293
- Floors
- 16
- Landmark
- No
- Pets
- Permitted, up to approximately 20 pounds
- Financing
- As a condop, financing is generally more flexible than a traditional co-op; confirm the current maximum with the managing agent
- Flip tax
- Confirm the current schedule with the managing agent
Every recorded sale at this building, 2004–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median
- $800K
- Recent range
- $500K – $1.9M
- Listing discount
- 2.9%
- Recorded transfers
- 203
The Eastmore is the flexibility play of Lenox Hill — a mid-century, roughly 16-story building on East 76th between Second and Third, converted in 1991 to a condop that operates a cooperative corporation under unusually liberal, condo-like rules. Its defining features are not architectural: they are the ownership terms. The building is reported to require no board interview and to permit unlimited subletting after roughly one year of ownership, which makes it one of the more investor- and pied-à-terre-friendly ownership addresses in the neighborhood.
Its position in the market follows directly from those rules. A condop is a co-op corporation — shares, a proprietary lease, and a managing agent — but here the house rules approach the freedom of a condominium: flexible subletting, pied-à-terre and co-purchasing permitted, and a transfer process that skips the board interview many buyers most want to avoid. For buyers who value that flexibility over amenity depth or architectural pedigree, The Eastmore is a rare, accessible option; for investors, the sublet policy is the headline.
The location is East 76th near Second Avenue in the heart of Lenox Hill — close to the Second Avenue subway's Q at 72nd and 86th and the 6 at 77th, with a dense run of Second and Third Avenue retail and dining at the door.
Building operations
The Eastmore operates as a full-service condop: a 24-hour doorman, a live-in resident manager, an attended parking garage, a landscaped roof deck, central laundry, bike storage, and private storage by waitlist. As a cooperative corporation, purchasers hold shares and a proprietary lease and pay maintenance rather than common charges and separate taxes. Buyers should confirm the specific unit's maintenance, review the building's financial statements, reserve position, and any active assessment during diligence, and — for a building of this vintage — review the engineering reports and any façade or mechanical capital work. Because the ownership structure is a condop, buyers and their attorneys should confirm the current financing, sublet, board, and transfer-fee terms in writing before relying on them.
Recent sales
The Eastmore trades on flexibility and value: the no-interview transfer and the liberal subletting draw a wider pool of pied-à-terre buyers and investors than a traditional co-op, while the pricing sits below the neighborhood's full-amenity condominiums. Value is set by room count, layout, light, and renovation condition rather than by view altitude. Recorded sales auto-populate from public records; unit-level history and current comparables are maintained in The Roebling Research Library and shared with clients during diligence. Per-room and per-layout comparables — not building-wide per-foot averages — are the correct basis.
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 |
|---|---|---|---|---|---|
| May 20, 2026 | 14G | 1 BR · 1 BA · 750 sf | $827,500 | $1,103/sf | -0.9% |
| May 5, 2026 | 8G | 1 BR · 1 BA · 730 sf | $815,000 | $1,116/sf | -1.2% |
| Apr 7, 2026 | 7M | 2 BR · 2 BA | $1,248,013 | +4.1% | |
| Mar 3, 2026 | 5B | 1 BR · 1 BA | $620,000 | -4.6% | |
| Jan 22, 2026 | 7V | 1 BR · 1 BA · 750 sf | $729,000 | $972/sf | off-mkt |
| Dec 23, 2025 | 15B | 1 BR · 1 BA | $830,000 | -2.4% | |
| Nov 24, 2025 | 8N | 1 BR · 1 BA · 744 sf | $625,000 | $840/sf | off-mkt |
| Nov 19, 2025 | 15T | 1 BA | $515,000 | -1.9% |
Market read. Most recent trades (2026) cleared a median $1,064/sf across 3 sales. Median listing discount 2.8% 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 |
|---|---|---|
| Jan 6, 2025 | 7C | $963,000 |
| Aug 23, 2023 | 12B | $730,000 |
| Mar 31, 2023 | 11P | $500,000 |
| Mar 28, 2023 | 9G | $850,000 |
| Dec 2, 2022 | 3S | $685,000 |
| Sep 30, 2022 | 4S | $749,000 |
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 1-01430-7501) 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
Understand the condop structure. This is a cooperative corporation operated under condo-like rules — you buy shares and a proprietary lease. The reported no-board-interview transfer and unlimited subletting after roughly one year are the draw; confirm both, plus the current financing maximum and any flip tax, in writing against the house rules before relying on them.
Buy the layout and the flexibility. The value here is the ownership terms and the specific apartment's configuration, light, and condition — not a view or an amenity plant. Price the layout, not a per-foot average.
Model the carry. Maintenance covers the co-op corporation's costs; confirm the specific unit's figure and the building's financial and reserve position. Run the True Monthly Carrying Cost Calculator.
Diligence the building. For a late-1950s building, review the financial statements, reserve study, board minutes, any assessment, and the engineering and façade capital picture.
What to know if you’re selling
Lead with the flexibility. The no-interview transfer and unlimited subletting after roughly one year are the marketing headline — a genuinely investor- and pied-à-terre-friendly ownership building, rare on the corridor.
Price by layout and condition. Room count, light, exposure, and renovation state drive value here. Comparable analysis is layout-specific.
Frame the structure clearly. Buyers and their attorneys will scrutinize the condop terms; a clear, documented explanation of the sublet, financing, and transfer rules speeds a deal.
Sell the central location. Steps from the Second Avenue subway and the Second and Third Avenue retail — a connected Lenox Hill address at an accessible price.
Comparable buildings
If you're considering The Eastmore, also evaluate:
- 205 East 78th Street — the prewar Art Deco cooperative nearby; the traditional-co-op alternative
- Trump Palace (200 East 69th) — tall view-driven Lenox Hill condominium; the amenity-and-view alternative
- The Oxford (422 East 72nd) — amenity-heavy condominium; the full-service condominium alternative
- Bristol Plaza (200 East 65th) — 50-story full-service condominium with a glass-enclosed pool; the amenity-tower alternative
- 255 East 77th Street — new-development condominium nearby; the newer-construction alternative
- Manhattan House (200 East 66th) — the landmarked postwar-to-condominium benchmark; the architectural alternative
The Roebling Team at The Eastmore
The Roebling Team at Compass works Lenox Hill and the broader Upper East Side as a core practice area, including the neighborhood's condops and flexible-ownership buildings. We publish this profile because a condop prices on its rules and its layouts — not on a blended average — and because buyers and sellers here deserve a clear-eyed reading of the ownership structure and the layout-level analysis that generic descriptions miss.
If you're considering a purchase or sale at The Eastmore, a 30-minute consultation is the right starting point. We'll bring layout-level comparable analysis, the full carrying-cost picture, and a documented reading of the condop's sublet, financing, and transfer terms.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
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