Manhattan condos · below 96th $1,600/sf ▴2%Manhattan co-ops · below 96th $270K/room ▴2%Central Park perimeterPark Ave $478K/room ▴19%CPW $355K/room ▾5%Fifth Ave $501K/room ▴19%Billionaires' Row $4,313/sf ▴24%Hudson Yards $1,450/sf ▾2%
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Buildings·Upper East Side·The Georgica·Sold prices

Back to The Georgica building profile

The Georgica (305 East 85th Street)Recorded sales & closing prices

305 East 85th Street, New York, NY 10028

111 recorded closings, 2008–2026. Sortable and searchable below.

Recorded closings
111
Date range
2008–2026
Median $/sf
$1,484
2026 · adjusted
Listing discount
9.1%
median, from last ask
Monthly carry/sf
$3.11
≈ $7,862/mo · last 2 yrs
Price range
$906K – $8.88M
Price shift · median $/sf · floor-adjusted
Since 2008
▲ +14.9%
10-Year
▼ -11.3%
Since 2022
▼ -4.5%
1-Year
▼ -3.4%

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.

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.

The complete recorded-sale history for The Georgica, 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 9.1% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy here.

Price per square foot over time

109 sales with a known square footage, by closing date.

$654$2,037$3,419'08'11'14'17'20'23'2617B · $1,655/sf · 20082B · $1,229/sf · 20096A · $1,149/sf · 200912B · $1,172/sf · 200914B · $1,539/sf · 200914D · $1,243/sf · 200915B · $1,556/sf · 20094B · $1,186/sf · 201012A · $1,181/sf · 20107A · $1,287/sf · 20109A · $1,093/sf · 201018A · $1,465/sf · 201016A · $1,592/sf · 201010C · $1,202/sf · 201016B · $1,402/sf · 20109C · $1,108/sf · 201012D · $1,300/sf · 20108B · $1,311/sf · 20106C · $1,112/sf · 201011B · $1,276/sf · 20107C · $1,091/sf · 201010D · $1,271/sf · 201011D · $1,356/sf · 201019A · $1,422/sf · 20104A · $802/sf · 20105A · $1,105/sf · 201015C · $1,283/sf · 20103A · $1,045/sf · 201010A · $1,181/sf · 20104A · $1,136/sf · 20105C · $1,144/sf · 201011C · $1,239/sf · 201015D · $1,430/sf · 20103C · $1,110/sf · 20104C · $1,085/sf · 201011A · $1,199/sf · 20109D · $1,300/sf · 20108A · $1,142/sf · 201014A · $1,215/sf · 201014C · $1,297/sf · 201012C · $1,288/sf · 20102A · $1,030/sf · 201015C · $1,472/sf · 20103B · $885/sf · 20106B · $1,207/sf · 20108C · $1,187/sf · 20108D · $1,333/sf · 20109B · $1,314/sf · 20107B · $1,262/sf · 20107D · $1,288/sf · 201015A · $1,281/sf · 201010B · $1,322/sf · 2011PHB · $1,548/sf · 2011PH21B · $1,548/sf · 20115B · $1,175/sf · 201117A · $1,614/sf · 201119B · $1,511/sf · 201118B · $1,492/sf · 201117B · $1,464/sf · 2011PH21A · $1,741/sf · 201120AB · $1,552/sf · 201117B · $1,655/sf · 201116B · $1,522/sf · 20124B · $1,156/sf · 201218A · $1,616/sf · 20137C · $1,494/sf · 201312A · $1,368/sf · 201315B · $1,616/sf · 201314A · $1,551/sf · 20137B · $1,698/sf · 20148B · $1,718/sf · 20149D · $1,786/sf · 20149B · $1,770/sf · 201410B · $1,859/sf · 20148A · $1,645/sf · 20157D · $1,489/sf · 20155B · $1,677/sf · 20157C · $1,635/sf · 20177A · $1,645/sf · 20172A · $1,490/sf · 20173B · $1,147/sf · 20184C · $1,560/sf · 201816B · $1,728/sf · 20199A · $1,524/sf · 20193B · $1,216/sf · 201910B · $1,738/sf · 20205C · $1,508/sf · 202019B · $1,692/sf · 202114D · $1,859/sf · 202119A · $1,751/sf · 20213B · $1,257/sf · 20228D · $1,677/sf · 20228A · $1,697/sf · 202211A · $1,697/sf · 20229D · $1,748/sf · 20239A · $1,593/sf · 202312B · $1,718/sf · 20236A · $1,405/sf · 20234A · $1,245/sf · 202320A · $3,271/sf · 20248C · $1,458/sf · 202415C · $1,778/sf · 202414B · $1,552/sf · 2024PHC · $1,736/sf · 202519B · $1,806/sf · 202511B · $1,613/sf · 20253A · $1,313/sf · 20255B · $1,529/sf · 202517B · $1,705/sf · 2026
Each dot is one recorded sale with a known interior square footage, plotted by closing date against price per square foot. The line is the median $/sf each year, adjusted to a floor-standardized (average-floor) unit — so it reflects price movement, not which floors happened to sell that year. Individual sale prices in the table below are unadjusted — and you can click any dot to jump straight to that sale.
Building average$1,484/sfevery bar sits above or below this · 0%

The vertical premium

The climb in price per square foot as you rise through the building — light and views included, time-adjusted to today’s market.

Floors 16–20 5 sales
+6%
Floors 11–15 6 sales
+1%
Floors 6–10 7 sales
-1%
Floors 1–5 5 sales
-19%

Premium by line

What each line’s exposure is worth — its light, outlook, and orientation — measured against the building’s average sale.

Line D 3 sales
+4%
Line B 9 sales
+0%
Line A 8 sales
-2%
Line C 3 sales
-8%

Recent closings

The building’s 10 most recent market sales.

DateUnitApartmentPrice$/sfvs. Ask
Aug 5, 202617B4 BR · 4.5 BA · 2,713 sf$4,625,000$1,705-9.3%
Nov 18, 20255B2 BR · 2 BA · 1,298 sf$1,985,000$1,529-0.8%
Jul 10, 20253A3 BR · 3.5 BA · 2,349 sf$3,085,000$1,313-11.8%
Apr 24, 202511B1,237 sf$1,995,000$1,613—
Apr 4, 202519B4 BR · 4.5 BA · 2,713 sf$4,900,000$1,806-6.7%
Jan 14, 2025PHC6 BR · 5.5 BA · 5,111 sf$8,875,000$1,736-11.3%
Nov 25, 202414B2 BR · 2 BA · 1,237 sf$1,920,000$1,552-7.5%
Jul 15, 202415C3 BR · 3 BA · 1,715 sf$3,050,000$1,778—
Jan 26, 20248C3 BR · 3 BA · 1,715 sf$2,500,000$1,458-23.1%
Jan 16, 202420A4 BR · 2,713 sf$8,875,000$3,271—

The retrade record

Lines that have changed hands more than once in the public record — the building’s appreciation arc, apartment by apartment. Showing the 24 strongest of 33 repeat-trade lines; sort the table below by Unit to see every line’s full history.

4A · 2,349 sf+55%
$1,883,762 ($802/sf) 2010 → $2,667,815 ($1,136/sf) 2010 → $2,925,000 ($1,245/sf) 2023
14D · 1,802 sf+50%
$2,240,150 ($1,243/sf) 2009 → $3,350,000 ($1,859/sf) 2021
7C · 1,774 sf+50%
$1,934,675 ($1,091/sf) 2010 → $2,650,000 ($1,494/sf) 2013 → $2,900,000 ($1,635/sf) 2017
8A · 1,444 sf+49%
$1,649,565 ($1,142/sf) 2010 → $2,375,000 ($1,645/sf) 2015 → $2,450,000 ($1,697/sf) 2022
12B · 1,237 sf+47%
$1,450,000 ($1,172/sf) 2009 → $2,125,000 ($1,718/sf) 2023
9A · 1,444 sf+46%
$1,578,288 ($1,093/sf) 2010 → $2,200,000 ($1,524/sf) 2019 → $2,300,000 ($1,593/sf) 2023
3B · 1,042 sf+45%
$906,243 ($885/sf) 2010 → $1,175,000 ($1,147/sf) 2018 → $1,267,500 ($1,216/sf) 2019 → $1,310,000 ($1,257/sf) 2022
2A · 2,349 sf+45%
$2,418,353 ($1,030/sf) 2010 → $3,500,000 ($1,490/sf) 2017
11A · 1,444 sf+42%
$1,731,025 ($1,199/sf) 2010 → $2,450,000 ($1,697/sf) 2022
15C · 1,715 sf+39%
$2,200,000 ($1,283/sf) 2010 → $2,525,000 ($1,472/sf) 2010 → $3,050,000 ($1,778/sf) 2024
9D · 1,802 sf+35%
$2,341,975 ($1,300/sf) 2010 → $3,217,500 ($1,786/sf) 2014 → $3,150,000 ($1,748/sf) 2023
9B · 1,237 sf+35%
$1,624,886 ($1,314/sf) 2010 → $2,190,000 ($1,770/sf) 2014
7B · 1,237 sf+35%
$1,561,164 ($1,262/sf) 2010 → $2,100,000 ($1,698/sf) 2014
10B · 1,237 sf+31%
$1,635,188 ($1,322/sf) 2011 → $2,300,000 ($1,859/sf) 2014 → $2,150,000 ($1,738/sf) 2020
8B · 1,237 sf+31%
$1,622,072 ($1,311/sf) 2010 → $2,125,000 ($1,718/sf) 2014
5B · 1,298 sf+30%
$1,527,375 ($1,175/sf) 2011 → $2,180,000 ($1,677/sf) 2015 → $1,985,000 ($1,529/sf) 2025
7A · 1,444 sf+28%
$1,858,306 ($1,287/sf) 2010 → $2,375,000 ($1,645/sf) 2017
14A · 1,444 sf+28%
$1,755,000 ($1,215/sf) 2010 → $2,240,000 ($1,551/sf) 2013
3A · 2,349 sf+26%
$2,453,983 ($1,045/sf) 2010 → $3,085,000 ($1,313/sf) 2025
11B · 1,237 sf+26%
$1,578,287 ($1,276/sf) 2010 → $1,995,000 ($1,613/sf) 2025
8D · 1,604 sf+26%
$2,138,325 ($1,333/sf) 2010 → $2,690,000 ($1,677/sf) 2022
8C · 1,715 sf+23%
$2,036,500 ($1,187/sf) 2010 → $2,500,000 ($1,458/sf) 2024
19A · 2,398 sf+23%
$3,411,138 ($1,422/sf) 2010 → $4,200,000 ($1,751/sf) 2021
16B · 2,923 sf+23%
$4,098,456 ($1,402/sf) 2010 → $4,450,000 ($1,522/sf) 2012 → $5,050,000 ($1,728/sf) 2019

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.

111 recorded sales
Apartment
Aug 5, 202617B4 BR · 4.5 BA2,713$4,625,000$1,705-9.3%
Nov 18, 20255B2 BR · 2 BA1,298$1,985,000$1,529-0.8%
Jul 10, 20253A3 BR · 3.5 BA2,349$3,085,000$1,313-11.8%
Apr 24, 202511B1,237$1,995,000$1,613—
Apr 4, 202519B4 BR · 4.5 BA2,713$4,900,000$1,806-6.7%
Jan 14, 2025PHC6 BR · 5.5 BA5,111$8,875,000$1,736-11.3%
Nov 25, 202414B2 BR · 2 BA1,237$1,920,000$1,552-7.5%
Jul 15, 202415C3 BR · 3 BA1,715$3,050,000$1,778—
Jan 26, 20248C3 BR · 3 BA1,715$2,500,000$1,458-23.1%
Jan 16, 202420A4 BR2,713$8,875,000$3,271—
Dec 21, 20234A3 BR · 3.5 BA2,349$2,925,000$1,245-8.5%
Oct 30, 20236A3 BR · 3.5 BA2,349$3,300,000$1,405-5.7%
Jul 12, 202312B2 BR · 2 BA1,237$2,125,000$1,718—
May 9, 20239A2 BR · 2.5 BA1,444$2,300,000$1,593-7.8%
Apr 24, 20239D3 BR · 3 BA1,802$3,150,000$1,748-9.9%
Jan 17, 20234B2 BR · 2 BA—$1,830,000—-3.4%
Jul 20, 202211A2 BR · 2.5 BA1,444$2,450,000$1,697-2.0%
Jun 3, 20228A2 BR1,444$2,450,000$1,697—
Mar 24, 20228D3 BR · 3 BA1,604$2,690,000$1,677-10.2%
Feb 28, 20223B1 BR · 2 BA1,042$1,310,000$1,257-6.1%
Jun 17, 202119A4 BR · 4.5 BA2,398$4,200,000$1,751-6.6%
Jun 11, 202114D3 BR · 3 BA1,802$3,350,000$1,859-6.8%
Mar 12, 202119B4 BR · 4.5 BA2,718$4,600,000$1,692-15.6%
Dec 18, 20205C3 BR · 3 BA1,923$2,900,000$1,508-12.0%
May 13, 202010B2 BR · 2 BA1,237$2,150,000$1,738-10.4%
Sep 9, 20193B1 BR · 2 BA1,042$1,267,500$1,216-2.1%
Mar 1, 20199A2 BR · 2.5 BA1,444$2,200,000$1,524-15.4%
Jan 7, 201916B4 BR2,923$5,050,000$1,728—
Nov 2, 20184C3 BR · 3 BA1,923$3,000,000$1,560-7.0%
Sep 17, 20183B1 BR1,024$1,175,000$1,147-14.5%
Aug 14, 20172A3 BR · 3.5 BA2,349$3,500,000$1,490+0.0%
May 25, 20177A2 BR · 2.5 BA1,444$2,375,000$1,645-4.6%
Jan 30, 20177C3 BR1,774$2,900,000$1,635-3.2%
Oct 27, 20155B2 BR · 2 BA1,300$2,180,000$1,677-3.1%
Feb 12, 20157D2 BR1,545$2,300,000$1,489-13.2%
Jan 23, 20158A2 BR1,444$2,375,000$1,645-1.0%
Sep 12, 201410B2 BR1,237$2,300,000$1,859+0.0%
Jul 29, 20149B2 BR1,237$2,190,000$1,770-2.7%
May 20, 20149D3 BR · 3 BA1,802$3,217,500$1,786-6.3%
Apr 23, 20148B2 BR · 2.5 BA1,237$2,125,000$1,718-5.6%
Mar 31, 20147B2 BR1,237$2,100,000$1,698-2.3%
Dec 20, 201314A2 BR · 2.5 BA1,444$2,240,000$1,551-6.7%
Jul 2, 201315B2 BR1,237$1,999,000$1,616-11.2%
May 29, 20134A3 BR—$3,100,000—-12.1%
May 2, 201312A2 BR1,444$1,975,000$1,368—
Apr 15, 20137C3 BR1,774$2,650,000$1,494-1.7%
Mar 15, 201318A4 BR2,398$3,875,000$1,616—
Dec 17, 20124B2 BR1,298$1,500,000$1,156-18.9%
Jun 28, 201216B4 BR2,923$4,450,000$1,522—
Sep 16, 201117B4 BR2,713$4,490,000$1,655+0.0%
Aug 4, 201120ABSponsor Sale6 BR5,111$7,932,925$1,552—
Aug 2, 2011PH21ASponsor Sale4 BR2,398$4,174,825$1,741-4.0%
Jun 30, 201117B4 BR2,713$3,971,175$1,464-11.6%
Jun 28, 201118BSponsor Sale4 BR2,713$4,047,544$1,492-2.5%
Jun 17, 201119BSponsor Sale4 BR2,713$4,098,456$1,511-2.4%
May 5, 201117ASponsor Sale4 BR2,398$3,869,350$1,614-0.8%
Apr 19, 20115BSponsor Sale2 BR1,300$1,527,375$1,175-9.9%
Feb 10, 2011PH21BSponsor Sale4 BR2,713$4,200,281$1,548-3.4%
Jan 27, 2011PHBSponsor Sale2,713$4,200,281$1,548—
Jan 19, 201110BSponsor Sale2 BR1,237$1,635,188$1,322-9.7%
Dec 20, 201015ASponsor Sale2 BR1,444$1,850,000$1,281—
Dec 16, 20107DSponsor Sale2 BR1,545$1,989,671$1,288-10.4%
Dec 15, 20109BSponsor Sale2 BR1,237$1,624,886$1,314-9.2%
Dec 15, 20107BSponsor Sale2 BR1,237$1,561,164$1,262-10.8%
Nov 3, 20108DSponsor Sale3 BR1,604$2,138,325$1,333-8.8%
Oct 6, 20108CSponsor Sale3 BR1,715$2,036,500$1,187-10.5%
Aug 12, 20106BSponsor Sale2 BR · 2 BA1,298$1,567,086$1,207—
Aug 4, 20103BSponsor Sale1 BR1,024$906,243$885-8.9%
Jul 31, 201015C3 BR1,715$2,525,000$1,472—
Jul 26, 20102ASponsor Sale3 BR · 3.5 BA2,349$2,418,353$1,030-12.9%
Jul 22, 201012CSponsor Sale3 BR1,715$2,209,603$1,288-7.9%
Jul 21, 201014CSponsor Sale3 BR1,715$2,224,877$1,297-8.3%
Jul 13, 201014ASponsor Sale2 BR1,444$1,755,000$1,215-11.1%
Jun 28, 20108ASponsor Sale2 BR1,444$1,649,565$1,142—
Jun 15, 20109DSponsor Sale3 BR1,802$2,341,975$1,300-8.2%
Jun 7, 201011ASponsor Sale2 BR · 2.5 BA1,444$1,731,025$1,199—
Jun 4, 20104CSponsor Sale2 BR1,923$2,087,413$1,085-7.2%
Jun 1, 20103CSponsor Sale2 BR2,179$2,418,344$1,110+1.8%
May 28, 201015DSponsor Sale3 BR1,802$2,576,172$1,430-5.5%
May 27, 20105CSponsor Sale2 BR1,923$2,200,693$1,144-3.3%
May 27, 201011CSponsor Sale3 BR1,715$2,125,597$1,239-10.5%
May 21, 20104A3 BR2,349$2,667,815$1,136-10.3%
May 18, 201010ASponsor Sale2 BR1,444$1,705,569$1,181-10.2%
May 14, 20103ASponsor Sale3 BR2,349$2,453,983$1,045-14.6%
May 6, 20104ASponsor Sale3 BR2,349$1,883,762$802—
May 6, 20105ASponsor Sale3 BR2,349$2,596,538$1,105-15.6%
May 6, 201015CSponsor Sale3 BR1,715$2,200,000$1,283—
May 3, 201019ASponsor Sale4 BR2,398$3,411,138$1,422-17.8%
Apr 29, 201010DSponsor Sale3 BR1,802$2,291,063$1,271-11.9%
Apr 29, 201011DSponsor Sale3 BR1,802$2,443,800$1,356-6.9%
Apr 28, 20107CSponsor Sale3 BR1,774$1,934,675$1,091-14.0%
Apr 27, 201011BSponsor Sale1,237$1,578,287$1,276—
Apr 23, 20106CSponsor Sale3 BR1,923$2,138,325$1,112-7.0%
Apr 9, 20108BSponsor Sale2 BR1,237$1,622,072$1,311—
Mar 24, 201012DSponsor Sale3 BR1,802$2,341,975$1,300-11.6%
Mar 19, 20109CSponsor Sale3 BR1,715$1,900,000$1,108-17.4%
Mar 5, 201010CSponsor Sale3 BR1,715$2,061,956$1,202-12.3%
Mar 5, 201016BSponsor Sale4 BR2,923$4,098,456$1,402-16.8%
Mar 2, 201016ASponsor Sale4 BR2,693$4,286,833$1,592-10.2%
Feb 25, 201018ASponsor Sale4 BR2,398$3,512,963$1,465-13.3%
Feb 11, 20109ASponsor Sale2 BR1,444$1,578,288$1,093-15.8%
Feb 5, 20107ASponsor Sale2 BR1,444$1,858,306$1,287—
Feb 2, 201012ASponsor Sale2 BR1,444$1,705,569$1,181-12.5%
Jan 20, 20104BSponsor Sale2 BR1,298$1,539,594$1,186—
Dec 22, 200915BSponsor Sale2 BR1,237$1,924,492$1,556—
Dec 21, 200914DSponsor Sale3 BR1,802$2,240,150$1,243-16.3%
Dec 9, 200914BSponsor Sale2 BR1,237$1,904,128$1,539+1.8%
Nov 24, 200912BSponsor Sale2 BR1,237$1,450,000$1,172-21.6%
Nov 13, 20096ASponsor Sale3 BR2,349$2,698,363$1,149-13.7%
May 11, 20092BSponsor Sale1,298$1,595,000$1,229—
Jan 14, 200817BSponsor Sale4 BR · 5 BA2,713$4,490,000$1,655—
Sources, exclusions and how these figures are computed

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. 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.

Buying or selling at The Georgica?

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Buying here

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Corey Cohen, Principal · The Roebling Team at Compass
646.939.7375 · c.cohen@compass.com