25 East 69th Street
25 East 69th Street, between Madison and Park avenues · Upper East Side
BBL 1013840026 · BIN 1041303
- Type
- Cooperative
- Amenities
- Elevator, voice intercom and common laundry
- Landmark status
- Not an individual landmark; in the Upper East Side Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
Every recorded sale at this building, 2005–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median, 2026
- $1.3M
- 2 qualifying sales
- Recent range
- $1.3M – $1.3M
- Listing discount
- 9.6%
- Recorded transfers
- 12
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 25 East 69th Street 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.
25 East 69th Street is a townhouse conversion with a history that predates its mid-century tax-record date. Charles Buek & Co. built the original house in 1885–86, Noël & Miller gave it a neo-Georgian façade in 1929, and a further addition followed in 1948. Its current cooperative apartments occupy six floors on the block between Madison and Park avenues.
The inventory includes substantial one-bedroom homes, some with working fireplaces and high ceilings. Elevator service and common laundry support the small building, whose apartment layouts reflect conversion and later alterations within the former house.
Architecture and unit composition
The 1929 façade intervention is the principal documented architectural credit. It recast an earlier Queen Anne house in the more restrained neo-Georgian vocabulary then used for townhouse modernizations. The present building therefore combines a nineteenth-century origin with a twentieth-century exterior treatment.
Inside, one-bedroom layouts include separate entry areas, large living rooms and kitchens distinct from the main sitting space. Some homes approach 900 square feet. Crown moldings, decorative plasterwork and wood floors survive in selected apartments, alongside later kitchen and bathroom renovations.
Front rooms can receive southern light across East 69th Street, while rear rooms face the interior of the block. Fireplaces occur in some apartments; their operating status is specific to the home. Lower-level space has also served an office use, separate from the conventional residential layouts above.
Building operations
The building has an elevator, a voice-intercom entry system and a shared laundry room. It operates through a single cooperative corporation.
The built floor area exceeds the current R8B residential allowance. Its historic-district designation also brings exterior alterations, including replacement windows and façade changes, within LPC's review.
Policy framework
Minimum down payment: 50% — confirm with the managing agent. Pets: Permitted — confirm with the managing agent. Subletting: Permitted under cooperative rules — confirm with the managing agent. Flip tax: A transfer fee applies; amount and allocation should be confirmed with the managing agent.
Building staffing and amenities
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Laundry roomSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 limits apply to a building on its own. It is still covered if it shares a tax lot or condominium board with buildings totaling over 50,000 sq ft; confirm on DOB’s covered-buildings list.
See full Local Law 97 analysis →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the inspector (QEWI) identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2025–30. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Sep 18, 2026 | 3A | 1 BR · 1 BA | $1,294,000 | -9.1% | |
| Mar 4, 2026 | 2A | 1 BR · 1 BA | $1,325,000 | -10.2% | |
| Dec 29, 2020 | 2A | 1 BR · 1 BA | $1,150,000 | -23.1% | |
| Feb 21, 2020 | 1A | 2 BR · 2 BA · 2,546 sf | $1,795,000 | $705/sf | -32.3% |
| Jun 17, 2010 | 3B | 1 BR | $1,250,000 | +0.0% | |
| Jun 8, 2006 | 3B | 1 BR | $1,250,000 | +0.0% |
Market read. $/sf is measured on the latest sales with reliable square footage (2020): a median $705/sf (recorded) across 1 sale. The building has traded as recently as 2026. Median listing discount 9.6% 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.
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 1-01384-0026). 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.
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Comparable buildings
- 36 East 69th Street — A small elevator cooperative in another converted townhouse on the same street.
- 857 Fifth Avenue — A limited-inventory cooperative in Robert L. Bien's purpose-built modern tower, with curved bay windows.
- 660 Park Avenue — A small York & Sawyer cooperative with substantially larger purpose-built apartment floors.
- 10 East 70th Street — An Emery Roth & Sons white-brick cooperative offering postwar layouts in a larger elevator building.
- 3 East 71st Street — A 1944 cooperative by deYoung, Moscowitz and Rosenberg whose mid-century design retains prewar proportions and a limestone base.
More Upper East Side buildings
- 23 East 81st Street — 1906 condominium
- The Volney (23 East 74th Street) — 1924 condop by Schwartz & Gross
- 24 East 82nd Street — 1902 co-op
- 27 East 65th Street — 1959 co-op
- 27 East 79th Street (27E79) — 2018 condominium by H. Thomas O'Hara Architects
- 27 East 95th Street (The Woodbury) — 1898
The neighborhood
For the full corridor — architecture, 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.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
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646.939.7375 · c.cohen@compass.com