The Georgica (305 East 85th Street)
305 East 85th Street, New York, NY 10028
Yorkville, Upper East Side
BBL 1015487502 · BIN 1088093
- Type
- Condominium
- Units
- 58
- Pets
- Permitted under condominium rules
- Subletting
- Permitted under the condominium declaration
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2008–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,603
- Listing discount
- 8.9%
- Recorded sales
- 116
- On record
- 2008–2025
The Georgica is one of the cleaner examples of the mid-2000s wave of contemporary Yorkville condominium construction that brought glass-curtainwall design east of Lexington. Completed in 2009 from a Cetra/Ruddy design for the Ascend Group, the 20-story tower at 85th Street between First and Second Avenues was built as new construction — not a rental-to-condo conversion — which means the building was designed from the ground up as for-sale product, with the layouts, ceiling heights, and light exposures that a ground-up condominium program allows.
For buyers, the building occupies a specific and useful position in the market. It offers genuinely contemporary architecture — floor-to-ceiling glass, generous ceiling heights, an L-shaped massing that pulls light into the apartments — at a Yorkville price point that sits well below the Fifth, Park, and Madison Avenue trophy tier. Buyers who want new-construction condominium mechanics (financing flexibility, pied-à-terre use, straightforward subletting, no cooperative board interview) but do not want to pay Billionaires' Row or Museum Mile pricing consistently find their way to buildings like this one.
The building's two-to-four-homes-per-floor configuration keeps the residential density moderate for a 58-unit tower and supports a mix of one-, two-, and three-bedroom layouts. The Yorkville location places residents close to Carl Schurz Park, the East River Esplanade, and the Q train at 86th Street, which materially improved the neighborhood's transit access when the Second Avenue subway opened.
Architecture and unit composition
Cetra/Ruddy's design for The Georgica is a contemporary glass tower rather than a masonry or brick building. The floor-to-ceiling window walls and the L-shaped plan are the defining architectural moves: the massing is organized to bring daylight and open exposures into apartments that would otherwise face the relatively tight mid-block Yorkville street wall. Ceiling heights run from roughly 9 feet at the lower floors to over 11 feet in the upper-floor and penthouse configurations.
The apartment mix runs from one-bedrooms through larger three-bedroom and penthouse configurations, with the higher floors capturing partial river and open-city exposures above the surrounding Yorkville roofline. Finishes were specified to the upper register of 2009-era new-construction Yorkville product.
Building operations
The Georgica operates as a full-service condominium with a 24-hour doorman, a fitness center, a landscaped roof deck with an outdoor kitchen, a children's playroom, a bike room, and private storage. The amenity package is calibrated to the building's boutique scale rather than to a large-tower program — there is no pool.
The condominium operates under standard condominium governance. Purchaser applications follow the procedural condominium framework rather than a substantive cooperative board review. Building policies on financing, subletting, pied-à-terre use, and pets operate under the condominium declaration and by-laws; specific current policies should be confirmed against building materials during due diligence.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $54,382/yr
- Per unit / month range
- $0 – $78
Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
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 processing $700; credit check $120/applicant; move-in fee $500 + $1,500 refundable deposit; seller move-out $500 + $1,500 deposit; seller closing $750
Recent sales
The Georgica trades as a contemporary Yorkville condominium, and its pricing reflects that position — meaningfully below the prime Fifth/Park/Madison condominium tier but at a premium to the surrounding postwar cooperative inventory, reflecting the new-construction quality, the glass architecture, and the condominium ownership form. Recent trading has run in the low-to-mid four-figure range per square foot, with high-floor and river-exposed units commanding the building's premium pricing. As with any building, pricing should be read at the apartment level — floor, exposure, ceiling height, and configuration all drive variation.
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 |
|---|---|---|---|---|---|
| Nov 18, 2025 | 5B | 2 BR · 2 BA · 1,298 sf | $1,985,000 | $1,529/sf | -0.8% |
| Jul 10, 2025 | 3A | 3 BR · 3.5 BA · 2,349 sf | $3,085,000 | $1,313/sf | -11.8% |
| Apr 24, 2025 | 11B | 1,237 sf | $1,995,000 | $1,613/sf | off-mkt |
| Apr 4, 2025 | 19B | 4 BR · 4.5 BA · 2,713 sf | $4,900,000 | $1,806/sf | -6.7% |
| Jan 14, 2025 | PHC | 6 BR · 5.5 BA · 5,111 sf | $8,875,000 | $1,736/sf | -11.3% |
| Nov 25, 2024 | 14B | 2 BR · 2 BA · 1,237 sf | $1,920,000 | $1,552/sf | -7.5% |
| Jul 15, 2024 | 15C | 3 BR · 3 BA · 1,715 sf | $3,050,000 | $1,778/sf | off-mkt |
| Jan 26, 2024 | 8C | 3 BR · 3 BA · 1,715 sf | $2,500,000 | $1,458/sf | -23.1% |
Market read. Most recent trades (2025) cleared a median $1,603/sf across 4 sales. Median listing discount 8.9% 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 1-01548-7502) 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
This is genuine new construction, not a conversion. The building was designed and built as for-sale condominium product in 2009, which shows in the layouts, ceiling heights, and glass exposures. That distinguishes it from the many Yorkville buildings that began as rentals and were converted.
The architecture is contemporary, not pre-war. Buyers who want floor-to-ceiling glass and open light will respond to the design; buyers who want pre-war proportions and masonry should look to the neighborhood's older cooperative stock.
Condominium flexibility is real. Financing flexibility, pied-à-terre and investment use, and subletting are all accommodated under the condominium declaration. Our Co-op vs Condo guide covers the structural distinction.
Confirm specifics directly with management. Pet policy detail, alteration-agreement scope, working-capital contribution, the building's current financial profile, and any recent operational matters should be confirmed against current materials during due diligence.
Carrying cost is moderate for the tier. Model the full monthly carry (common charges + property taxes + utilities + insurance) at the apartment level.
What to know if you’re selling
Foreground the new-construction and architectural story. The Georgica's premium over the surrounding postwar inventory derives from its ground-up condominium construction and contemporary glass design. Apartment-specific marketing should lead with the floor, exposure, ceiling height, and light.
Pricing requires apartment-level comparable analysis. Recent comparables on the specific line, floor, and exposure should anchor the approach.
Board approvability is procedural at a condominium. The condominium's review of prospective purchasers is procedural rather than substantive, which shortens timelines and widens the buyer pool relative to the neighborhood's cooperatives.
Closing timelines are condominium-standard. Plan for 30–60 days from contract through closing under typical circumstances.
Comparable buildings
If you're considering The Georgica, also evaluate:
- 400 East 85th Street — adjacent Yorkville building serving overlapping demand
- 205 East 85th Street — nearby 85th Street inventory
- 400 East 84th Street — adjacent Yorkville condominium
- 52 East End Avenue — larger Yorkville condominium tower with a more extensive amenity program
- 400 East 90th Street — Yorkville condominium with a full amenity suite
- 180 East 88th Street — architecturally distinguished Carnegie Hill new-construction condominium at a higher tier
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 Georgica?
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 Georgica 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.