249 East 62nd Street (The Treadwell)
249 East 62nd Street, New York, NY 10065
BBL 1014177503 · BIN 1090660
- Year built
- 2021
- Type
- Condominium
- Units
- 66
- Floors
- 28
- Landmark
- No
- Financing
- Standard condominium financing; no cooperative-style board-imposed ceiling
- Flip tax
- Not documented in public records. New-development condominiums frequently carry a working-capital contribution at closing in lieu of a flip tax — confirm against the offering plan
The most interesting thing about 249 East 62nd Street is the building that was not built here.
In 2017, a development team assembled by Inverlad and Third Palm Capital filed plans for a 32-story, 83-unit tower on this lot designed by Rafael Viñoly Architects. The scheme's organizing device was a hollow octagonal core roughly 150 feet tall — a void that carried no habitable space, counted as mechanical rather than floor area, and existed principally to lift the salable apartments above the low-rise Lenox Hill roofline into the view corridor. It was quickly nicknamed the condo on stilts, and it became the single most-cited example in New York's mechanical-void fight.
The preservation group Friends of the Upper East Side, working with an independent zoning analyst, filed a challenge with the Department of Buildings in November 2017 arguing the void was an abuse of the Zoning Resolution. DOB declined to find error in its own approval in April 2018, though it did require the applicant to correct arithmetic in the zoning calculations. A community appeal followed in May 2018. The Fire Department raised separate concerns about the fire safety of a 150-foot enclosed void, and in early 2019 the borough president, a state senator and two council members wrote to DOB asking that the plans be referred to FDNY; DOB then objected to the filings and required FDNY sign-off, which came in July 2019 only after substantial redesign. In May 2019 the City Council amended the Zoning Resolution to cap the height of enclosed mechanical voids in Manhattan's highest-density districts, and in December 2019 DOB required the developer to conform. The scheme was abandoned in 2020.
What replaced it is The Treadwell: shorter at 347 feet, denser in units per floor, and architecturally the opposite argument. Dart Interests, with Zeckendorf Development as co-development manager, brought in INC Architecture & Design, with SLCE Architects as executive architect, and the resulting building is an explicit Art Deco revival rather than an exercise in zoning extraction. The façade is fluted terracotta — a genuine material, laid in vertical ribs that read as pilasters — framing floor-to-ceiling glass with bronze-toned mullions, and the crown resolves in interlocking volumes with rounded corners rather than in a mechanical cap. Construction completed in March 2024.
That history is not trivia; it is the building's underwriting context. A buyer at 249 East 62nd Street is buying into a lot whose height was fought over publicly and settled under a zoning text amendment, which means the entitlement is durable and unusually well documented. It also explains the massing: the tower steps back from the Treadwell Farm row-house district immediately to the west, and the ground floor was designed to hand the retail frontage to Second Avenue and the residential entrance to the quieter side street.
The building's position in the Lenox Hill market is specific. The blocks between Second and Third in the low 60s are dominated by pre-war and post-war cooperatives, several of them on ground leases, and by mid-century conversions. Genuinely new condominium product at this scale is scarce here, and The Treadwell's unit mix — studios through three-bedrooms at launch pricing that started near $1 million — reaches a materially different buyer than the trophy tier a few blocks north and west. It is a full-amenity, new-construction, condominium-form building in a corridor whose inventory is overwhelmingly older, cooperative, and amenity-light.
Architecture and unit composition
The 66 residences distribute across the tower at two to four homes per typical floor, which is a low density for a building of this height and produces a high proportion of corner and through-floor layouts relative to a conventional 10-unit-per-floor plate. The mix runs studios through three-bedrooms, with a penthouse tier carrying private terrace.
The exterior specification is the argument. Fluted terracotta panels — a masonry cladding rather than a rainscreen imitation of one — frame floor-to-ceiling window openings with bronze-toned mullions, and the vertical rib pattern gives the shaft a pre-war reading from the street despite the contemporary glass area. Projecting balconies with glass railings run the tower floors; they are the most-debated element of the design in architectural commentary, which has generally admired the terracotta and the crown while questioning whether the balconies compete with them. The crown itself is composed of stacked, interlocking volumes with rounded corners, lit at night — a deliberate Art Deco citation.
Interiors were conceived alongside the exterior rather than after it, with model residences designed by Billy Cotton. Residences carry floor-to-ceiling glazing, in-unit washer/dryer, and the deep-window reveals the terracotta frame produces.
Building operations
The Treadwell operates as a full-amenity new-construction condominium with an on-site superintendent and an attended double-height lobby. The amenity program is consolidated on the first two levels rather than dispersed: fitness center, sauna and steam room, children's playroom, residents' lounge, meeting rooms, a private landscaped courtyard, and a meditation garden. For a 66-unit building that is a generous ratio of amenity square footage to residence, and it is worth weighing against the common charge — small buildings carry amenity operating cost across few units.
Two operating items deserve attention at diligence. First, the concierge-medicine and curated-experience memberships offered at launch were sponsor inducements tied to sponsor closings; they should not be assumed to run with the unit on resale. Second, as a building completed in 2024, The Treadwell is early in its capital life and its reserve position and first full-year operating budget are still being established. Ask for the current audited financial statements, the current budget, and the sponsor's remaining unsold inventory, which in a 66-unit building can materially affect both voting control and the practical liquidity of the resale market.
Recent sales
The Treadwell launched sales during construction with an offering that ran from roughly $1.005 million for the smallest studios to $3.95 million at the top of the original release. That range is the useful frame: this is a new-development condominium priced to reach entry-level and mid-market Upper East Side buyers, not a trophy building competing with the Park and Fifth Avenue tier or with the Billionaires' Row product.
Pricing power at The Treadwell lives in three variables — floor, exposure, and whether the residence carries a balcony. Because the building runs only two to four homes per floor, line-to-line comparison is thin, and the right anchor for any given residence is usually a same-line or adjacent-floor sale rather than a building average. Buyers should also weigh the building against the two adjacent product categories in Lenox Hill: mid-century cooperative inventory, which trades at a substantial per-square-foot discount but carries approval risk, restricted use, and in several nearby buildings a ground lease; and recent condominium conversions of post-war rentals, which offer condominium form at older building systems.
Sellers at a 2024-completion building face the standard resale-versus-sponsor question. Where sponsor inventory remains, resale listings compete with a seller who has different price discipline, a full marketing apparatus, and the ability to offer concessions. Establishing how much sponsor inventory is left, and at what pricing, is the first diligence item in any resale listing conversation here.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Jun 3, 2026 | 4B | $1,953,963 |
| Feb 17, 2026 | 23A | $3,935,000 |
| Jan 21, 2026 | 24B | $4,180,000 |
| Jan 2, 2026 | 19A | $3,875,000 |
| Nov 24, 2025 | 9A | $3,750,000 |
| Oct 17, 2025 | 22A | $3,950,000 |
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 1-01417-7503) 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.
What to know if you’re buying
The entitlement history is a feature, not a footnote. The lot's height was litigated in public through DOB challenges, an FDNY referral, elected-official intervention, and a zoning text amendment. The building that stands was built under the amended rules. That is a cleaner entitlement record than most new construction offers.
It is next to the historic district, not in it. The Treadwell Farm Historic District begins immediately west. Being outside it is why the tower exists; being beside it is why the mid-block row-house streetscape on 61st and 62nd is protected and will not be redeveloped. Both facts are worth to a buyer.
Verify the floor count against the offering plan. Marketed as 28 stories; city records carry 26. For a specific unit, the plan and the certificate of occupancy govern.
Model the tax line, not the marketing line. A 2024-completion building is early in its assessment history. Run True Monthly Carrying Cost against the actual current bill.
Ask about remaining sponsor inventory. In a 66-unit building, sponsor-held units affect both board control and resale liquidity.
What to know if you’re selling
Lead with what is scarce. New-construction condominium form, full amenity floor, in-unit laundry and floor-to-ceiling glass are all uncommon in Lenox Hill's competing inventory. The comparison set for most buyers is a cooperative that permits none of the things a condominium permits.
The architecture is marketable and specific. Fluted terracotta, bronze mullions, an Art Deco crown, and an interior program by a named designer — the building has a design story that can be told precisely rather than generically.
Price to the line, not to the building. With two to four homes per floor, building-average per-square-foot figures are noisy. Same-line and adjacent-floor comparables are the honest anchor.
Address the sponsor overhang directly. If unsold sponsor inventory remains, price and position against it rather than around it.
Comparable buildings
If you're considering The Treadwell, also evaluate:
- The Paladin (300 East 62nd Street) — the condominium directly across Second Avenue; the nearest same-corridor condominium comparison
- 200 East 62nd Street — a 2015 condominium conversion of a 1960s rental one block west; condominium form at post-war building systems
- 200 East 59th Street — CetraRuddy's 2018 condominium; the closest recent ground-up new-development peer in the immediate area
- 303 East 60th Street — 1986 condominium two blocks south; the older condominium alternative in the same pocket
- 166 East 63rd Street — Emery Roth & Sons condominium of circa 1958–1961; mid-century condominium inventory nearby
- 1010 Park Avenue — Beyer Blinder Belle's 2018 boutique condominium; a smaller, higher-priced new-development comparison uptown
- 20 East End Avenue — Robert A.M. Stern Architects' 2016 condominium; the traditionalist new-development argument taken further east
- 180 East 88th Street — DDG's masonry condominium tower; the other recent Upper East Side building making a materials-first architectural case
- 389 East 89th Street — 2002 rental converted and launched as a condominium in 2016; the conversion alternative in Yorkville
- 205 East 63rd Street — a Lenox Hill land-lease cooperative one block north; the ground-lease risk that condominium form avoids
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
Considering a move at The Treadwell?
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 The Treadwell 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.