255 East 77th Street
255 East 77th Street, New York, NY 10075
BBL 1014327502 · BIN 1091776
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 (floor-adjusted)
- $2,438
- Listing discount
- -2.1%
- Recorded sales
- 40
- On record
- 2026–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 255 East 77th 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.
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.
Recent sales
255 East 77th Street's transactional record is currently dominated by the May 2026 sponsor closing wave, spanning the full apartment-typology range. Deeds on sponsor closings typically record 30 to 90 days after closing, so the public record trails the sponsor's closing activity in these first months.
Two patterns stand out in the launch pricing. First, a clear floor premium on the A-line: sponsor pricing steps up with altitude on the same line. Second, tight intra-line pricing discipline: adjacent four-bedroom configurations on the B-line increment cleanly with floor rather than reflecting individually negotiated outcomes, consistent with a controlled sponsor-pricing approach.
Launch pricing positions the building toward the lower end of the contemporary UES new-construction band, meaningfully below 200 East 83rd Street and consistent with the broader Naftali UES condominium pricing strategy across its Second and Third Avenue projects.
Recent closings 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 29, 2026 | 11CSponsor Sale | 3 BR · 3.5 BA · 2,057 sf | $4,800,000 | $2,333/sf | +0.0% |
| Sep 24, 2026 | 14CSponsor Sale | 3 BR · 3.5 BA · 2,057 sf | $4,950,000 | $2,406/sf | +0.0% |
| Sep 22, 2026 | 7CSponsor Sale | 5 BR · 5.5 BA · 3,120 sf | $8,750,000 | $2,804/sf | +0.0% |
| Sep 18, 2026 | 3CSponsor Sale | 3 BR · 3.5 BA · 2,030 sf | $5,300,000 | $2,611/sf | +0.0% |
| Sep 17, 2026 | 10BSponsor Sale | 4 BR · 4.5 BA · 2,671 sf | $8,114,962 | $3,038/sf | +9.7% |
| Sep 15, 2026 | 12CSponsor Sale | 3 BR · 3.5 BA · 2,057 sf | $5,486,531 | $2,667/sf | +12.5% |
| Sep 14, 2026 | 8CSponsor Sale | 5 BR · 5.5 BA · 3,120 sf | $7,961,850 | $2,552/sf | +9.8% |
| Sep 14, 2026 | 6DSponsor Sale | 5 BR · 5.5 BA · 3,191 sf | $7,510,678 | $2,354/sf | -0.8% |
Market read. Most recent trades (2026) cleared a median $2,438/sf (floor-adjusted) across 40 sales. 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 -2.1% 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). 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 from recorded condo declarations and offering plans.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 255 East 77th Street and nearby.
At the recent median sale of $6.26M (40 sales since 2024), a buyer putting 25% down would pay about $297,313 to close, or 4.8% of the price.
- Mansion tax: $140,764
- Mortgage recording tax: $90,324
- Title insurance: $28,153
- Attorneys, lender, building fees, reserves and filings: $38,072
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with 255 East 77th Street and its market
The Roebling Report, monthly: Manhattan sales data and analysis, including buildings like 255 East 77th Street. Unsubscribe anytime.
We’ll use your email for The Roebling Report and note your interest in this building. See our privacy policy.
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. Sponsor pricing on the A-line steps up with floor. Buyers prioritizing value should evaluate the lower floors on the A and B lines; buyers prioritizing view envelope and natural light should focus on the upper floors.
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
More Upper East Side buildings
- 248 East 65th Street — 1961 condominium
- 249 East 62nd Street (The Treadwell) — 2021 condominium by SLCE Architects
- 255 East 74th Street (Casa 74) — 2008 condominium by SLCE Architects
- 300 East 77th Street (The Seville) — 2001 condominium by Robert A.M. Stern Architects
- 300 East 79th Street — 2008 condominium by H. Thomas O'Hara Architects
- The Paladin (300 East 62nd Street) — condominium by Liebman & Liebman
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
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.
Considering a move at 255 East 77th Street?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.