255 East 77th StreetRecorded sales & closing prices

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.