- Year built
- 2025
- Type
- Condominium
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. The opening week alone saw 11 recorded closings spanning the full apartment-typology range, with effective contract prices reported by StreetEasy 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 |
|---|---|---|---|---|
| May 18, 2026 | 9A | 5 BR · 5.5 BA · 3,909 sf Closed May 18, 2026 at $10.95M (StreetEasy-verified; no matching government record at this closing — typical sponsor closing 30-90 days before deed recording). 9A 5BR at 3,909 sqft = ~$2,801/sqft. Among the largest May 2026 launch closings; the trophy 5BR configuration at the 9th-floor A-line. | $10.9M | $2,801/sf |
| May 18, 2026 | 12A | 3 BR · 3.5 BA · 2,116 sf Closed May 18, 2026 at $4.95M (StreetEasy-verified; no matching government record). 12A 3BR at 2,116 sqft = ~$2,340/sqft. Upper-floor A-line 3BR at the launch tier. | $4.95M | $2,339/sf |
| May 15, 2026 | 11A | 3 BR · 3.5 BA · 2,116 sf Closed May 15, 2026 at $4.9M (StreetEasy-verified; no matching government record). 11A 3BR at 2,116 sqft = ~$2,316/sqft. Same A-line/3BR configuration as #12A — clean $50K floor-altitude differential. | $4.90M | $2,316/sf |
| May 15, 2026 | 11B | 2 BR · 2.5 BA · 1,475 sf Closed May 15, 2026 at $3.45M (StreetEasy-verified; no matching government record). 11B 2BR at 1,475 sqft = ~$2,339/sqft. Smallest of the May 2026 launch closings. | $3.45M | $2,339/sf |
| May 14, 2026 | 10A | 4 BR · 4.5 BA · 3,087 sf Closed May 14, 2026 at $8.85M (StreetEasy-verified; no matching government record). 10A 4BR at 3,087 sqft = ~$2,866/sqft. Largest 4BR configuration on the A-line in the launch wave. | $8.85M | $2,867/sf |
| May 11, 2026 | 7B | 5 BR · 5.5 BA · 2,835 sf Closed May 11, 2026 at $7.65M (StreetEasy-verified; no matching government record). 7B 5BR at 2,835 sqft = ~$2,698/sqft. Mid-floor B-line 5BR configuration — notable for the relatively compact 5BR floor plate (vs. 9A's 3,909 sqft at the trophy tier). | $7.65M | $2,698/sf |
| May 11, 2026 | 7A | 4 BR · 4.5 BA · 2,617 sf Closed May 11, 2026 at $6.1M (StreetEasy-verified; no matching government record). 7A 4BR at 2,617 sqft = ~$2,331/sqft. Mid-floor A-line 4BR. | $6.10M | $2,331/sf |
| May 8, 2026 | 6C | 2 BR · 2.5 BA · 1,540 sf Closed May 8, 2026 at $3.465M (StreetEasy-verified; no matching government record). 6C 2BR at 1,540 sqft = ~$2,250/sqft. 2BR C-line at the lower-floor band — represents the building's most accessible price point. | $3.46M | $2,250/sf |
| May 6, 2026 | 5A | 4 BR · 4.5 BA · 2,624 sf Closed May 6, 2026 at $6M (StreetEasy-verified; no matching government record). 5A 4BR at 2,624 sqft = ~$2,287/sqft. The lowest PPSF in the May 2026 launch wave — establishes the building's A-line floor-altitude curve baseline. | $6.00M | $2,287/sf |
| May 6, 2026 | 5B | 4 BR · 4.5 BA · 2,403 sf Closed May 6, 2026 at $5.7M (StreetEasy-verified; no matching government record). 5B 4BR at 2,403 sqft = ~$2,372/sqft. Parallel-floor B-line 4BR to #5A; the ~$300K spread on similar floor plates reflects A-line vs. B-line exposure differential. | $5.70M | $2,372/sf |
| May 4, 2026 | 4B | 4 BR · 4.5 BA · 2,487 sf Closed May 4, 2026 at $5.5M (StreetEasy-verified; no matching government record). 4B 4BR at 2,487 sqft = ~$2,212/sqft. Lowest 4BR PPSF in the launch wave — the 4th-floor B-line establishes the floor-altitude baseline for the building's 4BR tier. | $5.50M | $2,211/sf |
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 Roebling Team at 255 East 77th Street
The Roebling Team at Compass advises buyers and sellers across new-construction Manhattan condominium inventory. We publish this building profile because new-construction buyers deserve building-specific intelligence — sponsor-pricing context, floor-altitude PPSF curves, comparable inventory across the corridor — not generic market commentary.
If you're considering a purchase or sale at 255 East 77th Street, a 30-minute consultation is the right starting point. We'll bring the full sponsor-pricing context this page provides plus the transactional specifics your situation requires — sponsor negotiation room, working-capital structure, comparable analysis across the UES new-construction corridor, and the pacing strategy that fits your timeline.