304 East 65th Street
304 East 65th Street, New York, NY 10065
Lenox Hill, Upper East Side
BBL 1014397501 · BIN 1072488
- Year built
- 1986
- Type
- Condominium
- Units
- 150
- Floors
- 40
- Landmark
- No
- Pets
- Pet-friendly (cats and dogs permitted)
Every recorded sale at this building, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,213
- Listing discount
- 3.8%
- Recorded sales
- 142
- On record
- 2003–2026
The Rio is one of the most amenity-complete condominium towers in Lenox Hill — a 40-story 1986 building distinguished by its full health club, indoor lap pool, and spa, an amenity set that remains uncommon among Upper East Side condominiums of any era. Set on East 65th Street between Second and Third Avenues, it rises well above its low-scale neighbors and delivers open city and river views from its upper floors, many with private balconies.
The building's identity is built around its wellness amenities and full-service operation. The formal name — The Rio Condominium & Spa — reflects a basement health club anchored by a heated indoor lap pool, sauna, and steam, alongside a fitness center, a landscaped roof deck, and a ground-floor garden. Combined with condominium tenure and permissive policies on pets, pied-à-terre use, and subletting, that package makes The Rio a natural fit for buyers who want hotel-style amenities, flexibility of ownership, and elevated views without leaving the Upper East Side.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $101,746/yr
- Per unit / month range
- $0 – $68
Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent). Source: NYC DOB facade filings (FISP) · The Roebling Research Library.
See the full facade history →Management & transfer contacts
- Notable fees
- Buyer credit check $150/applicant; move-in fee $2,500; processing $950 (+$250 if no broker); seller move-out $2,500; seller admin $425; lease renewal $550
Recent sales
As a condominium, The Rio trades on a price-per-square-foot basis. Value here is driven by three factors that pull in different directions: the deep amenity package and full-service operation, which support pricing and monthly cost; the tower massing, which delivers light, views, and balconies that command premiums on higher floors; and the Lenox Hill location east of Third Avenue, which sits below the trophy corridor and helps keep per-square-foot pricing accessible relative to Midtown and Fifth Avenue product.
Because the amenity load is substantial, common charges reflect the cost of running a pool, spa, and full staff, and buyers should underwrite carrying cost alongside purchase price. Floor level, exposure, balcony access, and view materially affect value within the building. Specific closed prices should be measured against current recorded transfers and in-building comparables rather than neighborhood averages.
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 | vs. Ask |
|---|---|---|---|---|---|
| Jul 9, 2026 | 38AD | 2 BR · 2 BA · 1,594 sf | $2,190,000 | $1,374/sf | -2.6% |
| May 29, 2026 | 14D | 1 BR · 1 BA · 764 sf | $960,000 | $1,257/sf | -1.5% |
| Mar 20, 2026 | 9C | 1 BR · 1 BA · 763 sf | $875,000 | $1,147/sf | -5.4% |
| Jan 8, 2026 | 22B | 1 BR · 1 BA · 773 sf | $968,000 | $1,252/sf | -0.7% |
| Jul 1, 2025 | 32A | 1 BR · 1.5 BA · 889 sf | $1,385,000 | $1,558/sf | +0.0% |
| Jun 30, 2025 | 6D | 1 BR · 1 BA · 770 sf | $885,000 | $1,149/sf | -4.3% |
| Jun 9, 2025 | 27A | 1 BR · 889 sf | $1,150,000 | $1,294/sf | off-mkt |
| May 8, 2025 | 11C | 1 BR · 1 BA · 800 sf | $854,000 | $1,068/sf | -2.4% |
Market read. Most recent trades (2026) cleared a median $1,213/sf across 4 sales. Median listing discount 3.8% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01439-7501) 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
- The amenity package is the differentiator. An indoor lap pool, spa, sauna, steam, fitness center, and roof deck put The Rio in a small group of amenity-complete UES condominiums — factor the associated common charges into your carry.
- Views and balconies drive premiums. The 40-story massing means upper floors command a meaningful premium for light, open exposures, and private outdoor space.
- Condominium tenure adds flexibility — permissive pets, pied-à-terre use, and subletting support both owner-occupant and investor demand.
- Reconcile the public-record variances on floor count and unit count against the offering plan, and confirm the current status of garage parking, at diligence.
- The east-of-Third location trades some subway convenience for value; weigh proximity to the Lexington Avenue lines against the pricing advantage.
What to know if you’re selling
- Merchandise the wellness amenities. The pool, spa, and health club are the building's signature and its clearest point of separation from nearby condominiums.
- Lead with light, views, and outdoor space on higher-floor and balconied lines, which carry the strongest premiums.
- Be prepared to address carrying cost. Buyers will scrutinize common charges; framing them against the amenity value and against comparable full-service buildings helps.
- Anchor pricing to in-building comparables adjusted for floor, exposure, and condition, rather than to broader Lenox Hill figures.
Comparable buildings
- 404 East 66th Street (Hardenbrook House) — nearby Lenox Hill condominium
- 310 East 70th Street — nearby full-service Lenox Hill cooperative
- 248 East 65th Street — same cross-street Lenox Hill peer
- 1440 Second Avenue — nearby full-service Lenox Hill cooperative
- 188 East 76th Street — nearby Upper East Side peer
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
Considering a move at The Rio Condominium & Spa?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Rio Condominium & Spa would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.