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 (floor-adjusted)
- $1,213
- Listing discount
- 3.8%
- Recorded sales
- 143
- On record
- 2003–2026
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.
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.
Architecture and building operations
Designed by Gruzen Samton Steinglass and completed in 1986 as ground-up construction, The Rio is a 40-story modernist tower — one source records the height at 39 floors, and unit counts across public records range from roughly 126 to 150, differences that should be reconciled against the offering plan at diligence. The facade is animated by balconies that vary in size and orientation on the lower floors and by curved, arc-shaped balconies higher up, with floor-to-ceiling windows throughout. A registered privately owned public space (POPS) plaza sits at the base.
Operations are full-service and wellness-forward. The building maintains a 24-hour doorman, a concierge, and a live-in superintendent. The amenity core is the below-grade health club and spa, anchored by a heated indoor lap pool with sauna and steam facilities, supported by a fitness center. Additional amenities include a landscaped roof deck with open views, a ground-floor garden, a central laundry room, a bike room, and storage. Garage parking has been referenced in marketing materials and should be confirmed against current building operations at diligence. Many upper-floor residences carry private balconies or terraces with skyline and East River exposures.
Policy framework
- Type: Condominium — no board approval to purchase; the condominium board holds a right of first refusal
- Pets: Permitted (cats and dogs)
- Pied-à-terre: Permitted
- Financing maximum: Condominium financing is generally flexible; confirm any lending guidance with the managing agent at offer stage
- Subletting: Permitted
- Trust, LLC, foreign buyers: Generally accommodated under condominium ownership; confirm at contract
- Right of first refusal: Standard condominium waiver process applies
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $101,746/yr
- Per unit / month range
- $0 – $68
- Modeled exposure split equally across 124 units (the city tax-lot count). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →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.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2025–30. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
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, from The Roebling Research Library. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Sep 1, 2026 | PHB | 2 BR · 2.5 BA · 1,750 sf | $2,205,000 | $1,260/sf | -2.0% |
| Jul 8, 2026 | 38AD | 2 BR · 2 BA · 1,594 sf | $2,190,000 | $1,374/sf | -4.6% |
| 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 |
Market read. Most recent trades (2026) cleared a median $1,213/sf (floor-adjusted) across 4 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. 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). 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.
Closed rents at The Rio Condominium & Spa, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 8 | $4,825 |
8 closed leases, October 2023 to September 2026. Most recent lease June 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
At the recent median sale of $973K (13 sales since 2024), a buyer putting 25% down would pay about $35,115 to close, or 3.6% of the price.
- Mansion tax: $0
- Mortgage recording tax: $14,040
- Title insurance: $4,376
- Attorneys, lender, building fees, reserves and filings: $16,698
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with The Rio Condominium & Spa and its market
The Roebling Report, monthly: Manhattan sales data and analysis, including buildings like The Rio Condominium & Spa. Unsubscribe anytime.
We’ll use your email for The Roebling Report and note your interest in this building. See our privacy policy.
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
More Upper East Side buildings
- 302 East 96th Street (Vitre) — 2017 condominium by Karl Fischer Architects
- 303 East 60th Street (Evans View) — 1986 condominium by Gruzen Samton Steinglass
- 303 East 77th Street (The Isis) — 2008 condominium by FXCollaborative (Fox & Fowle / FXFOWLE)
- 305 East 61st Street (Archive Lofts) — 1900 condominium
- 305 East 72nd Street (Charing Cross House) — 1955 co-op by H.I. Feldman
- The Georgica (305 East 85th Street) — condominium by CetraRuddy Architects
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
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.