Back to Beckford House building profile
301 East 81st Street (Beckford House)Recorded sales & closing prices
301 East 81st Street, New York, NY 10075
39 recorded closings, 2016–2026. Sortable and searchable below.
- Recorded closings
- 39
- Date range
- 2016–2026
- Median $/sf
- $2,508
- Listing discount
- 9.8%
- Monthly carry/sf
- $3.59
- Price range
- $2M – $15.3M
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 House and Beckford Tower launched together and were marketed as one address, which means the resale market still tends to price them together. It should not. The two buildings are different products with different economics, and the differences run in both directions.
In this building's favor: fewer residences, a higher proportion of full-floor and near-full-floor homes, private terraces on a meaningful share of the plan, a quieter side street, and the same amenity access without the capital burden of owning the club. Against it: a license rather than a deed on the amenities, a license fee set by another board, a non-resident building manager, a reserve fund below its study’s recommendation at the year-end covered by the reviewed statements, and insurance and contractor matters from the 2021 flood unresolved as of those statements. Obtain updated balances and dispute status before treating those conditions as current.
The dispersion within the building is wide and it is structural rather than cosmetic. A third-floor residence on a three-unit landing and a sixteenth-floor full-floor home are not the same asset, and the duplex penthouse is a third category again. Per-square-foot figures drawn across those tiers are close to meaningless. Comparables must come from the same part of the building, and in a 32-unit building that constraint bites — in most years there simply are not enough trades in a given tier to triangulate from, which is why the Tower's record and the broader Upper East Side new-development set have to be read alongside it.
Indexed to the last complete year, the Upper East Side new-development condominium market has rewarded genuine amenity depth and family-scale floor plans over compact investor-grade inventory. Both Beckfords sit on the right side of that preference. The unabated tax position remains the most common cause of a late re-trade at either address: buyers arriving from abated inventory routinely underwrite the monthly incorrectly on first pass and correct it at the attorney stage. Sellers who put the accurate tax figure and the current amenity license fee in front of buyers early transact more cleanly than those who let both surface at contract.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The complete recorded-sale history for Beckford House, 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
36 sales with a known square footage, by closing date.
The vertical premium
Time-adjusted price per square foot by floor group, against the recent median. These figures reflect the apartments that traded and do not isolate the value of light, views, layout or condition.
Premium by line
Time-adjusted price per square foot by line, against the recent median. Line groups are not floor-controlled and do not isolate the value of light, outlook, layout or condition.
Recent closings
The building’s 10 most recent market sales.
| Date | Unit | Apartment | Price | $/sf | vs. Ask |
|---|---|---|---|---|---|
| Apr 10, 2026 | 5C | 2 BR · 2 BA · 1,263 sf | $2,790,000 | $2,209 | +0.0% |
| Jun 20, 2024 | 8A | 3 BR · 3.5 BA · 2,116 sf | $4,825,000 | $2,280 | -3.4% |
| Apr 5, 2024 | 9A | 3 BR · 3.5 BA · 2,116 sf | $4,860,000 | $2,297 | -5.6% |
| Aug 31, 2023 | 5A | 2 BR · 2.5 BA · 1,544 sf | $3,170,000 | $2,053 | -2.5% |
| Jul 13, 2023 | 4C | 2 BR · 2 BA · 1,263 sf | $2,750,000 | $2,177 | -5.0% |
| Dec 15, 2021 | PH18 | 4 BR · 4.5 BA · 3,371 sf | $8,400,000 | $2,492 | -11.6% |
| Sep 28, 2021 | 3B | 2 BR · 2.5 BA · 1,384 sf | $2,400,000 | $1,734 | — |
| Jul 8, 2021 | 14A | 4 BR · 4.5 BA · 2,523 sf | $5,900,000 | $2,338 | -10.3% |
| Jun 25, 2021 | 6B | 2 BR · 2.5 BA · 1,384 sf | $2,775,000 | $2,005 | -11.9% |
| Jun 24, 2021 | 5C | 2 BR · 2 BA · 1,263 sf | $2,225,000 | $1,762 | -19.8% |
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 10, 2026 | 5C | 2 BR · 2 BA | 1,263 | $2,790,000 | $2,209 | +0.0% |
| Jun 20, 2024 | 8A | 3 BR · 3.5 BA | 2,116 | $4,825,000 | $2,280 | -3.4% |
| Apr 5, 2024 | 9A | 3 BR · 3.5 BA | 2,116 | $4,860,000 | $2,297 | -5.6% |
| Aug 31, 2023 | 5A | 2 BR · 2.5 BA | 1,544 | $3,170,000 | $2,053 | -2.5% |
| Jul 13, 2023 | 4C | 2 BR · 2 BA | 1,263 | $2,750,000 | $2,177 | -5.0% |
| Aug 31, 2022 | 4B | 2 BR · 2.5 BAnon-market transfer (excluded from $/sf & trends) | — | $194,190 | — | — |
| Dec 15, 2021 | PH18Sponsor Sale | 4 BR · 4.5 BA | 3,371 | $8,400,000 | $2,492 | -11.6% |
| Sep 28, 2021 | 3BSponsor Sale | 2 BR · 2.5 BA | 1,384 | $2,400,000 | $1,734 | — |
| Jul 8, 2021 | 14ASponsor Sale | 4 BR · 4.5 BA | 2,523 | $5,900,000 | $2,338 | -10.3% |
| Jun 25, 2021 | 6BSponsor Sale | 2 BR · 2.5 BA | 1,384 | $2,775,000 | $2,005 | -11.9% |
| Jun 24, 2021 | 5CSponsor Sale | 2 BR · 2 BA | 1,263 | $2,225,000 | $1,762 | -19.8% |
| Jun 24, 2021 | PH20Sponsor Sale | 5 BR · 6.5 BA | 5,383 | $15,250,000 | $2,833 | -10.3% |
| Jun 14, 2021 | 6CSponsor Sale | 2 BR · 2 BA | 1,263 | $2,250,000 | $1,781 | -21.7% |
| May 12, 2021 | 8ASponsor Sale | 3 BR · 3.5 BA | 2,116 | $4,400,000 | $2,079 | -11.1% |
| May 11, 2021 | 8BSponsor Sale | 3 BR · 3.5 BA | 2,106 | $4,235,000 | $2,011 | — |
| May 5, 2021 | 11BSponsor Sale | 2 BR · 2.5 BA | 1,655 | $3,475,000 | $2,100 | -7.3% |
| Apr 26, 2021 | PH17Sponsor Sale | 4 BR · 4.5 BA | 3,394 | $10,000,000 | $2,946 | -16.7% |
| Apr 14, 2021 | 3CSponsor Sale | 2 BR · 2 BA | 1,263 | $1,995,000 | $1,580 | — |
| Apr 13, 2021 | 4ASponsor Sale | 2 BR · 2.5 BA | 1,541 | $2,900,000 | $1,882 | -13.4% |
| Apr 8, 2021 | 15ASponsor Sale | non-market transfer (excluded from $/sf & trends) | 9,010 | $10,753,368 | — | — |
| Apr 8, 2021 | 16ASponsor Sale | 4,505 | $9,503,368 | $2,110 | — | |
| Apr 6, 2021 | 7ASponsor Sale | 3 BR · 3.5 BA | 2,116 | $4,150,000 | $1,961 | — |
| Apr 1, 2021 | 9BSponsor Sale | 3 BR · 3.5 BA | 2,106 | $4,400,000 | $2,089 | -7.4% |
| Mar 26, 2021 | 6ASponsor Sale | 2 BR · 2.5 BA | 1,541 | $2,950,000 | $1,914 | -14.5% |
| Mar 18, 2021 | 12BSponsor Sale | 2 BR · 2.5 BA | 1,655 | $3,600,000 | $2,175 | -7.7% |
| Mar 18, 2021 | PH19Sponsor Sale | 3 BR · 3.5 BA | 2,977 | $7,400,000 | $2,486 | -12.9% |
| Mar 17, 2021 | 10BSponsor Sale | 2 BR · 2.5 BA | 1,655 | $3,300,557 | $1,994 | — |
| Mar 12, 2021 | 7BSponsor Sale | 3 BR · 3.5 BA | 2,106 | $3,975,000 | $1,887 | +0.0% |
| Mar 4, 2021 | 12ASponsor Sale | 4 BR · 4.5 BA | 2,523 | $5,775,000 | $2,289 | -6.5% |
| Feb 26, 2021 | 3ASponsor Sale | 2 BR · 2.5 BA | 1,541 | $2,800,000 | $1,817 | -11.1% |
| Feb 8, 2021 | 5ASponsor Sale | 2 BR · 2.5 BA | 1,541 | $2,850,000 | $1,849 | — |
| Feb 5, 2021 | 9ASponsor Sale | 3 BR · 3.5 BA | 2,116 | $4,430,000 | $2,094 | — |
| Dec 22, 2020 | 5BSponsor Sale | 2 BR · 2.5 BA | 1,998 | $2,700,000 | $1,351 | -9.2% |
| Dec 1, 2020 | 4BSponsor Sale | 2 BR · 2.5 BA | 1,384 | $2,425,000 | $1,752 | — |
| Nov 6, 2020 | 11ASponsor Sale | 4 BR · 4.5 BA | 2,523 | $5,700,000 | $2,259 | — |
| Oct 29, 2020 | 10ASponsor Sale | 4 BR · 4.5 BA | 2,523 | $5,600,000 | $2,220 | -4.3% |
| Oct 23, 2020 | 14BSponsor Sale | 1,655 | $3,900,000 | $2,356 | — | |
| Oct 14, 2020 | 4CSponsor Sale | 2 BR · 2 BA | 1,263 | $2,175,000 | $1,722 | — |
| Feb 1, 2016 | —Sponsor Sale | outside the market statistics (eligibility screen) | — | $5,750,000 | — | — |
Sources, exclusions and how these figures are computed
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01544-7504; each condominium apartment is its own tax lot). 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.
646.939.7375 · c.cohen@compass.com