301 East 80th Street (Beckford Tower)Recorded sales & closing prices

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.