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, 2008–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $1,484
- Listing discount
- 9.1%
- Recorded sales
- 111
- On record
- 2008–2026
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.
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
- Modeled exposure split equally across 58 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 filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
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).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
421-a Tax Abatement
- Last year of benefit
- FY2021
- Fully taxed from
- FY2022 (2021–22)
- Program
- 421-a (10-year)
The 421-a benefit has run its term. Taxes on these units have stepped up toward the full assessed amount, so the low carrying cost this building once carried is no longer available. Price from the current tax bill, and treat any comparable sale made while the abatement was still running as a different asset.
Source: NYC Dept. of Finance property-tax exemption records (421-a), refreshed 2026-09-06 · The Roebling Research Library. Confirm the exact step-up schedule on the building’s DOF tax bill. Years shown are NYC tax years, which start July 1 — FY2022 runs July 1, 2021 to June 30, 2022. The benefit last appears on the 2021 assessment roll, which is what dates the end of the term.
The 421-a Expiration Wave — our study of when these benefits expire citywide, and what the resale record shows about pricing as they do.
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, 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 |
|---|---|---|---|---|---|
| Aug 5, 2026 | 17B | 4 BR · 4.5 BA · 2,713 sf | $4,625,000 | $1,705/sf | -9.3% |
| 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 |
Market read. Most recent trades (2026) cleared a median $1,484/sf (floor-adjusted) across 1 sale. 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 9.1% 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). 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 Georgica, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 2 bedroom | 3 | $9,000 |
4 closed leases, October 2023 to September 2026. Most recent lease November 2024. Based on few leases. 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 $3.08M (7 sales since 2024), a buyer putting 25% down would pay about $131,353 to close, or 4.3% of the price.
- Mansion tax: $46,275
- Mortgage recording tax: $44,540
- Title insurance: $13,882
- Attorneys, lender, building fees, reserves and filings: $26,656
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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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
More Upper East Side buildings
- 304 East 65th Street — 1986 condominium by Gruzen Samton Steinglass
- 305 East 61st Street (Archive Lofts) — 1900 condominium
- 305 East 72nd Street (Charing Cross House) — 1955 co-op by H.I. Feldman
- 306 East 82nd Street — 2008 condominium
- 308 East 72nd Street (The Knickerbocker) — 1996 condominium by SLCE Architects
- 308 East 79th Street — 1928 co-op by Jacob M. Felson
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 Georgica?
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