Back to Beckford Tower building profile
301 East 80th Street (Beckford Tower)Recorded sales & closing prices
301 East 80th Street, New York, NY 10075
84 recorded closings, 2021–2026. Sortable and searchable below.
- Recorded closings
- 84
- Date range
- 2021–2026
- Median $/sf
- $2,230
- Listing discount
- 9.8%
- Monthly carry/sf
- $3.20
- Price range
- $1.9M – $15.4M
Change in the building’s median $/sf over each window, on a floor-adjusted basis — standardized to the building’s average floor, so it reflects price rather than which floors happened to sell. This is a different method from The Roebling Index, which publishes plain medians and applies no floor adjustment; the two are not interchangeable. Floor adjustment standardizes for floor only. It does not control for condition, size, exposure, renovation or the mix of what happened to trade. (2022 marks the rate-shock inflection.) Like-for-like repeat-sale figures to follow.
Beckford Tower launched with a projected sellout in the range of half a billion dollars across 72 residences — an average that places it in the upper tier of Upper East Side new development, above the Yorkville glass-tower cohort and below the Park and Fifth Avenue trophy tier. Sponsor closings ran from 2021 into the following years.
Two dynamics define how the building trades. First, the dispersion between the lower-floor multi-unit landings and the upper full-floor residences is very wide — wider than at most buildings, because the plan changes character as it rises. A per-square-foot figure drawn from a fifth-floor two-bedroom has no bearing on a twenty-eighth-floor full-floor, and vice versa. Comparables must be drawn from the same tier of the building.
Second, the unabated tax position is a live negotiating factor on every resale. Buyers arriving from abated inventory routinely underwrite the monthly carry incorrectly on first pass and re-trade when they get it right. Sellers who put the accurate tax figure in front of buyers early transact more cleanly than those who let it surface at contract.
Indexed to the last complete year, the Upper East Side new-development condominium market has favored buildings with genuine amenity depth and family-scale floor plans over compact investor-grade inventory. Beckford Tower is on the right side of that preference. Its constraint is supply: with 72 units and a family-primary owner base, resale inventory is thin and comparables are correspondingly scarce.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The complete recorded-sale history for Beckford Tower, compiled from NYC Department of Finance transfer records, with apartment-by-apartment detail from The Roebling Research Library. Across sales with a public asking price, the building carries a median listing discount of 9.8% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy here.
Price per square foot over time
80 sales with a known square footage, by closing date.
The vertical premium
The climb in price per square foot as you rise through the building — light and views included, time-adjusted to today’s market.
Premium by line
What each line’s exposure is worth — its light, outlook, and orientation — measured against the building’s average sale.
Recent closings
The building’s 10 most recent market sales.
| Date | Unit | Apartment | Price | $/sf | vs. Ask |
|---|---|---|---|---|---|
| Apr 30, 2026 | 7B | 1,998 sf | $4,200,000 | $2,102 | — |
| Nov 14, 2025 | 25B | 5 BR · 5.5 BA · 3,796 sf | $12,000,000 | $3,161 | -5.9% |
| May 16, 2025 | 12C | 3 BR · 3.5 BA · 2,239 sf | $5,525,000 | $2,468 | — |
| May 14, 2025 | 10B | 2 BR · 2.5 BA · 1,585 sf | $3,800,000 | $2,397 | -4.9% |
| Jan 10, 2025 | 6B | 2 BR · 2.5 BA · 1,998 sf | $4,875,000 | $2,440 | -7.1% |
| Sep 17, 2024 | 3D | 1,100 sf | $1,934,675 | $1,759 | — |
| Sep 16, 2024 | 3B | 2 BR · 2.5 BA · 2,068 sf | $5,350,000 | $2,587 | — |
| Jul 26, 2024 | 18B | 4 BR · 4.5 BA · 3,448 sf | $7,800,000 | $2,262 | — |
| May 1, 2024 | 7A | 4 BR · 4.5 BA · 2,933 sf | $6,700,000 | $2,284 | -6.9% |
| Apr 29, 2024 | 15A | 3 BR · 3.5 BA · 2,615 sf | $6,100,000 | $2,333 | -9.6% |
The retrade record
Lines that have changed hands more than once in the public record — the building’s appreciation arc, apartment by apartment.
Every recorded sale
Sort any column; filter by unit or keyword. Prices are the recorded transfer amount at the NYC Department of Finance. Every sale sits in one of three states: counted in the building’s medians and trend; shown but excluded as a non-arms-length or nominal transfer; or shown and ⚑ flagged for review — a possible duplicate filing or an extreme $/sf outlier, held out of the statistics pending manual verification rather than allowed to move them.
| Apartment | ||||||
|---|---|---|---|---|---|---|
| Apr 30, 2026 | 7B | 1,998 | $4,200,000 | $2,102 | — | |
| Nov 14, 2025 | 25B | 5 BR · 5.5 BA | 3,796 | $12,000,000 | $3,161 | -5.9% |
| Jun 4, 2025 | 14C | 3 BR · 3.5 BAnon-market transfer (excluded from $/sf & trends) | 2,239 | $2,513,687 | — | — |
| May 16, 2025 | 12C | 3 BR · 3.5 BA | 2,239 | $5,525,000 | $2,468 | — |
| May 14, 2025 | 10B | 2 BR · 2.5 BA | 1,585 | $3,800,000 | $2,397 | -4.9% |
| Jan 10, 2025 | 6B | 2 BR · 2.5 BA | 1,998 | $4,875,000 | $2,440 | -7.1% |
| Sep 17, 2024 | 3D | 1,100 | $1,934,675 | $1,759 | — | |
| Sep 16, 2024 | 3B | 2 BR · 2.5 BA | 2,068 | $5,350,000 | $2,587 | — |
| Jul 26, 2024 | 18B | 4 BR · 4.5 BA | 3,448 | $7,800,000 | $2,262 | — |
| May 1, 2024 | 7A | 4 BR · 4.5 BA | 2,933 | $6,700,000 | $2,284 | -6.9% |
| Apr 29, 2024 | 15A | 3 BR · 3.5 BA | 2,615 | $6,100,000 | $2,333 | -9.6% |
| Jun 20, 2023 | 4B | 2 BR · 2.5 BA | 1,999 | $4,250,000 | $2,126 | -5.5% |
| Feb 21, 2023 | PH31 | 4 BR · 5 BA | 4,141 | $15,353,368 | $3,708 | -23.2% |
| Oct 19, 2022 | 28BSponsor Sale | 5 BR · 5.5 BA | 3,796 | $10,700,000 | $2,819 | — |
| Jul 19, 2022 | PH29Sponsor Sale | 6 BR · 7 BA | 6,522 | $25,215,893 | $3,866 | -13.0% |
| Jul 6, 2022 | PH30Sponsor Sale | 6 BR · 7 BA | 5,452 | $24,331,017 | $4,463 | -18.9% |
| Dec 22, 2021 | 3BSponsor Sale | 2 BR · 2.5 BA | 2,068 | $3,700,000 | $1,789 | -15.4% |
| Dec 22, 2021 | 15ASponsor Sale | 3 BR · 3.5 BA | 2,615 | $6,100,000 | $2,333 | -9.6% |
| Dec 15, 2021 | 19BSponsor Sale | 4 BR · 4 BA | 3,448 | $9,109,303 | $2,642 | -6.1% |
| Nov 16, 2021 | 5DSponsor Sale | 1 BR · 1.5 BA | 1,088 | $2,000,000 | $1,838 | -14.9% |
| Nov 15, 2021 | 6CSponsor Sale | 3 BR · 3.5 BA | 2,424 | $5,500,000 | $2,269 | -1.8% |
| Nov 10, 2021 | 6BSponsor Sale | 2 BR · 2.5 BA | 1,998 | $4,075,000 | $2,040 | -9.9% |
| Oct 28, 2021 | 15CSponsor Sale | 3 BR · 3 BA | — | $5,150,000 | — | -10.0% |
| Oct 21, 2021 | 3CSponsor Sale | 1,270 | $2,701,722 | $2,127 | — | |
| Oct 15, 2021 | 11CSponsor Sale | 3 BR · 3.5 BA | 2,239 | $4,650,000 | $2,077 | -15.5% |
| Oct 15, 2021 | 4BSponsor Sale | 2 BR · 2.5 BA | 1,998 | $3,900,000 | $1,952 | — |
| Oct 8, 2021 | 12CSponsor Sale | 3 BR · 3.5 BA | 2,239 | $4,875,000 | $2,177 | -12.6% |
| Sep 20, 2021 | 3ESponsor Sale | 2 BR · 2 BA | 1,482 | $3,350,000 | $2,260 | +0.0% |
| Sep 10, 2021 | 14BSponsor Sale | 2 BR · 2.5 BA | 1,585 | $3,550,000 | $2,240 | -12.9% |
| Aug 23, 2021 | 12BSponsor Sale | 2 BR · 2.5 BA | 1,585 | $3,500,000 | $2,208 | -13.0% |
| Aug 23, 2021 | 7DSponsor Sale | 1,088 | $2,150,000 | $1,976 | — | |
| Aug 18, 2021 | 23ASponsor Sale | 3,043 | $7,735,000 | $2,542 | — | |
| Aug 16, 2021 | 6DSponsor Sale | 1,088 | $2,100,000 | $1,930 | — | |
| Aug 13, 2021 | 3DSponsor Sale | 1,100 | $1,900,000 | $1,727 | — | |
| Aug 12, 2021 | 9CSponsor Sale | 3 BR · 3.5 BA | 2,239 | $4,550,000 | $2,032 | — |
| Aug 11, 2021 | 23BSponsor Sale | 4 BR · 4 BA | 3,447 | $8,550,000 | $2,480 | -11.9% |
| Aug 10, 2021 | 10CSponsor Sale | 2,239 | $4,700,000 | $2,099 | — | |
| Aug 5, 2021 | 7ESponsor Sale | 1,482 | $3,050,000 | $2,058 | — | |
| Aug 5, 2021 | 19ASponsor Sale | 3,042 | $7,850,000 | $2,581 | — | |
| Aug 3, 2021 | 6ESponsor Sale | 1,482 | $2,950,000 | $1,991 | — | |
| Aug 3, 2021 | 22ASponsor Sale | 4 BR · 4.5 BA | 3,043 | $7,800,000 | $2,563 | -7.7% |
| Jul 30, 2021 | 7ASponsor Sale | 4 BR · 4.5 BA | 2,933 | $6,000,000 | $2,046 | -12.7% |
| Jul 30, 2021 | 28ASponsor Sale | 2,697 | $6,700,000 | $2,484 | — | |
| Jul 29, 2021 | 5ESponsor Sale | 2 BR · 2 BA | 1,482 | $2,550,000 | $1,721 | -15.0% |
| Jul 27, 2021 | 5ASponsor Sale | 4 BR · 4.5 BA | 2,933 | $5,700,000 | $1,943 | — |
| Jul 27, 2021 | 4ESponsor Sale | 2 BR · 2.5 BA | 1,482 | $2,500,000 | $1,687 | -15.3% |
| Jul 26, 2021 | 27BSponsor Sale | 3,796 | $10,450,000 | $2,753 | — | |
| Jul 22, 2021 | 5BSponsor Sale | 2 BR · 2.5 BA | 1,998 | $3,830,000 | $1,917 | — |
| Jul 21, 2021 | 7BSponsor Sale | 1,998 | $4,200,000 | $2,102 | — | |
| Jul 19, 2021 | 11BSponsor Sale | 2 BR · 2.5 BA | 1,585 | $3,350,000 | $2,114 | -13.0% |
| Jul 14, 2021 | 26ASponsor Sale | 3 BR · 3.5 BA | 2,697 | $6,450,000 | $2,392 | — |
| Jul 13, 2021 | 17ASponsor Sale | 4 BR · 4.5 BA | 3,042 | $6,903,368 | $2,269 | — |
| Jul 8, 2021 | 10BSponsor Sale | 2 BR · 2.5 BA | 1,585 | $3,425,000 | $2,161 | — |
| Jul 7, 2021 | 4DSponsor Sale | 1 BR · 1.5 BA | 1,088 | $1,900,000 | $1,746 | — |
| Jul 7, 2021 | 27ASponsor Sale | 3 BR · 3.5 BA | 2,697 | $6,600,000 | $2,447 | -11.9% |
| Jul 6, 2021 | 14CSponsor Sale | 3 BR · 3.5 BA | 2,239 | $4,900,000 | $2,188 | — |
| Jul 1, 2021 | 10ASponsor Sale | 3 BR · 3.5 BA | 2,615 | $5,553,368 | $2,124 | +0.0% |
| Jul 1, 2021 | 26BSponsor Sale | 5 BR · 5.5 BA | 3,796 | $10,300,000 | $2,713 | -9.3% |
| Jul 1, 2021 | 15BSponsor Sale | 1,585 | $3,675,000 | $2,319 | — | |
| Jun 30, 2021 | 24ASponsor Sale | 2,697 | $6,585,000 | $2,442 | — | |
| Jun 30, 2021 | 25BSponsor Sale | 5 BR · 5.5 BA | 3,796 | $10,203,368 | $2,688 | — |
| Jun 30, 2021 | 16BSponsor Sale | 4 BR · 4.5 BA | 3,448 | $7,600,000 | $2,204 | — |
| Jun 29, 2021 | 25ASponsor Sale | 2,697 | $6,353,368 | $2,356 | — | |
| Jun 24, 2021 | 11ASponsor Sale | 2,615 | $5,700,000 | $2,180 | — | |
| Jun 24, 2021 | 18BSponsor Sale | 4 BR · 4.5 BA | 3,448 | $7,800,000 | $2,262 | — |
| Jun 23, 2021 | 9BSponsor Sale | 2 BR · 2.5 BA | 1,585 | $3,269,768 | $2,063 | — |
| Jun 23, 2021 | 12ASponsor Sale | 2,615 | $5,800,000 | $2,218 | — | |
| Jun 23, 2021 | 9ASponsor Sale | 3 BR · 3.5 BA | 2,615 | $5,375,000 | $2,055 | +0.0% |
| Jun 23, 2021 | 21ASponsor Sale | 3,043 | $7,595,000 | $2,496 | — | |
| Jun 23, 2021 | 4CSponsor Sale | 2,424 | $4,800,000 | $1,980 | — | |
| Jun 21, 2021 | 8ASponsor Sale | 3 BR · 3.5 BA | 2,696 | $6,350,000 | $2,355 | — |
| Jun 18, 2021 | 24BSponsor Sale | 5 BR · 5.5 BA | 3,796 | $9,950,000 | $2,621 | — |
| Jun 18, 2021 | 21BSponsor Sale | 3,447 | $8,290,488 | $2,405 | — | |
| Jun 18, 2021 | 4ASponsor Sale | 4 BR · 4.5 BA | 2,933 | $5,450,000 | $1,858 | — |
| Jun 17, 2021 | 22BSponsor Sale | 4 BR · 4.5 BA | 3,447 | $8,250,000 | $2,393 | -13.2% |
| Jun 16, 2021 | 14ASponsor Sale | 3 BR · 3.5 BA | 2,615 | $6,200,000 | $2,371 | — |
| Jun 15, 2021 | 17BSponsor Sale | 4 BR · 4.5 BA | 3,448 | $7,750,000 | $2,248 | — |
| Jun 15, 2021 | 8BSponsor Sale | 5 BR · 6.5 BA | 3,829 | $10,200,000 | $2,664 | — |
| Jun 10, 2021 | 18ASponsor Sale | 4 BR · 4.5 BA | 3,042 | $7,025,000 | $2,309 | -6.3% |
| Jun 8, 2021 | 7CSponsor Sale | 3 BR · 3.5 BA | 2,424 | $5,400,000 | $2,228 | +0.0% |
| Jun 7, 2021 | 5CSponsor Sale | 3 BR · 3.5 BA | 2,424 | $5,200,000 | $2,145 | +0.0% |
| Jun 7, 2021 | 16ASponsor Sale | 4 BR · 4.5 BA | 3,042 | $6,850,000 | $2,252 | — |
| Jun 7, 2021 | 6ASponsor Sale | 4 BR · 4.5 BA | 2,933 | $5,800,000 | $1,977 | +0.0% |
| Jun 4, 2021 | 3ASponsor Sale | 2,933 | $6,000,000 | $2,046 | — |
Sources, exclusions and how these figures are computed
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01543-7503). 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. Storage, parking, and commercial units are excluded from all figures. Floor- and line-level $/sf are time-controlled (each sale measured against the building’s going rate at the time of sale) and expressed at today’s pricing, so they isolate the floor or line premium rather than blend two decades of market movement.
Put this data to work.
Know what’s fair before you offer — we’ll show you where each line trades, the building’s discount-to-ask pattern, and where the value sits right now.
Price to the building’s real trajectory, not a guess — we’ll position your line against its true comps to maximize the outcome.