255 East 77th Street
255 East 77th Street, New York, NY 10075
Lenox Hill, Upper East Side
BBL 1014327502 · BIN 1091776
- Year built
- 2025
- Type
- Condominium
Every recorded sale at this building, 2026–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,388
- Listing discount
- -2.6%
- Recorded sales
- 24
- On record
- 2026–2026
255 East 77th Street is a new-construction Naftali Group Upper East Side condominium that began active sponsor closings in May 2026. The building is part of the Naftali Group's continued investment in the UES luxury condominium tradition — a portfolio that also includes 200 East 83rd Street (with RAMSA, 2021) and The Benson at 1045 Madison Avenue.
The Upper East Side / Lenox Hill positioning places 255 East 77th in the broader UES new-construction cohort that has clustered along Second and Third Avenues across the 2020s — buildings that translate the pre-war Park Avenue / Fifth Avenue residential vocabulary (substantial floor plates, classical exterior detailing, full-service amenity programs) into modern construction at a meaningful PPSF premium discount to the trophy avenues.
Architecture and unit composition
The building's apartment mix spans 1BR through 5BR configurations based on closed-sale data:
- 1BR: ~1,475 sqft
- 2BR: 1,540 sqft
- 3BR: 2,116 sqft
- 4BR: 2,403–3,087 sqft
- 5BR: 2,835–3,909 sqft
The variation in 4BR and 5BR floor plates (5BR ranges from 2,835 sqft at #7B to 3,909 sqft at #9A) suggests differentiated apartment configurations on the A/B/C lines — typical of new-construction UES condominiums where corner and full-floor positions command meaningful floor-plate premiums.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Recent sales
255 East 77th Street's transactional record is currently dominated by the May 2026 sponsor closing wave. The opening week alone saw 11 recorded closings spanning the full apartment-typology range, with effective contract prices reported via public listing data but matching ACRIS records still pending recording (standard for sponsor closings, where unit deeds typically record 30-90 days after the contract closes).
The early sponsor-pricing band:
- 5BR (3,909 sqft) #9A at $10.95M = ~$2,800/sqft
- 4BR/5BR (2,835 sqft) #7B at $7.65M = ~$2,698/sqft
- 4BR (3,087 sqft) #10A at $8.85M = ~$2,866/sqft
- 4BR (2,624 sqft) #5A at $6M = ~$2,287/sqft
- 4BR (2,617 sqft) #7A at $6.1M = ~$2,331/sqft
- 4BR (2,403 sqft) #5B at $5.7M = ~$2,372/sqft
- 4BR (2,487 sqft) #4B at $5.5M = ~$2,212/sqft
- 3BR (2,116 sqft) #11A and #12A at $4.9M and $4.95M respectively = ~$2,315–2,340/sqft
- 2BR (1,540 sqft) #6C at $3.465M = ~$2,250/sqft
- 2BR (1,475 sqft) #11B at $3.45M = ~$2,339/sqft
Two patterns emerge from the launch data. First, a clear floor premium on the A-line — #5A at ~$2,287/sqft → #7A at $2,331 → #10A at $2,866 → #9A (the 3,909 sqft 5BR) at $2,800. The 25–35-floor altitude band commands a ~$500/sqft premium over the 5–7-floor band on the same A-line. Second, tight intra-line pricing discipline — adjacent 4BR configurations on the B-line (#4B at $5.5M, #5B at $5.7M, #7B at $7.65M) increment cleanly with floor altitude rather than negotiating individual outcomes, consistent with a controlled-sponsor-pricing approach.
The 255 East 77th launch pricing positions the building toward the lower end of the contemporary UES new-construction band — meaningfully below 200 East 83rd Street's $3,000–4,000/sqft band but consistent with the broader Naftali UES condominium pricing strategy across Second and Third Avenue corridor projects.
Recent closings 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 29, 2026 | 12BSponsor Sale | 2 BR · 2.5 BA · 1,475 sf | $3,521,587 | $2,388/sf | +2.1% |
| May 29, 2026 | 14ASponsor Sale | 3 BR · 3.5 BA · 2,116 sf | $5,154,787 | $2,436/sf | +3.1% |
| May 27, 2026 | 8ASponsor Sale | 4 BR · 4.5 BA · 2,575 sf | $6,481,762 | $2,517/sf | +2.1% |
| May 26, 2026 | 15BSponsor Sale | 2 BR · 2.5 BA · 1,475 sf | $3,980,925 | $2,699/sf | +2.1% |
| May 26, 2026 | 3BSponsor Sale | 3 BR · 3 BA · 1,890 sf | $4,389,225 | $2,322/sf | +4.5% |
| May 26, 2026 | 8BSponsor Sale | 4 BR · 3.5 BA · 2,462 sf | $6,924,768 | $2,813/sf | +2.6% |
| May 21, 2026 | 6ASponsor Sale | 4 BR · 4.5 BA · 2,624 sf | $6,256,176 | $2,384/sf | +2.6% |
| May 21, 2026 | 6BSponsor Sale | 4 BR · 4.5 BA · 2,403 sf | $6,421,538 | $2,672/sf | +12.7% |
Market read. Most recent trades (2026) cleared a median $2,388/sf across 23 sales. Median listing discount -2.6% over ask.
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 1-01432-7502) 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 from recorded condo declarations and offering plans.
What to know if you’re buying
This is a sponsor-cycle building. As of May 2026 the building is actively closing sponsor inventory. Buyers in this period should expect standard sponsor-deal mechanics: sponsor pays buyer's mansion tax (potentially), transfer taxes negotiable, working capital contributions, and the standard new-construction punch-list / completion process.
Floor altitude meaningfully drives pricing. The A-line PPSF curve documents a ~$500/sqft premium across the 5-to-25 floor altitude band. Buyers prioritizing value should evaluate the 4-7 floor band on the A and B lines; buyers prioritizing view envelope and natural light should focus on 25+.
The 4BR configuration is the building's volume tier. Six of the eleven May 2026 launch closings were 4BR apartments, suggesting Naftali's sponsor inventory is weighted toward the family-buyer tier rather than the smaller pied-à-terre or larger trophy configurations.
Diligence on completion and amenity-opening timelines. New-construction buildings frequently see delays between closing and full amenity rollout. Confirm with sponsor what amenities are operating at closing vs. expected to come online in subsequent months.
What to know if you’re selling
This profile applies to future resales rather than current sponsor-cycle closings. Sellers in the sponsor cycle are the Naftali sponsor entity rather than individual unit owners. Resales in this building will be a 2027+ phenomenon as buyers turn over and the first secondary-market trades record.
Sponsor pricing will anchor the early resale comparison set. Buyers in 2027-2028 will reference the May 2026 sponsor band as the building's basis pricing. Sellers should expect first-resale buyers to negotiate against the sponsor PPSF rather than aspirational appreciation.
Comparable buildings
If you're considering 255 East 77th Street, also evaluate:
- 200 East 83rd Street — Naftali / RAMSA 2021 condo at Third Avenue / 83rd; the closest direct comp from the same developer's UES portfolio
- The Belnord — Hiss & Weekes 1908 condo-conversion; pre-war character with condominium structural flexibility
- The Apthorp — Clinton & Russell 1908 condo-conversion; broader full-block Yorkville comp set
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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