310 East 53rd Street (Three Ten)

The tower portion carries one- to three-bedroom residences with continuous window walls, large entrance galleries, walk-in closets, and — on many lines — balconies or wrap terraces at the setbacks and corners; kitchens and baths were finished at the luxury-spec level of the era, with stone counters and appliance packages documented in listing records. The base inventory is the differentiated product: duplex studios under roughly 20-foot ceilings, larger duplexes behind the limestone facade's oversized windows, and the two mansion duplexes with fireplaces and libraries. A triplex penthouse crowns the tower.

City records tabulate 84 residential units against the 88 residences carried in brokerage and architectural records — a spread consistent with combinations and unit-count conventions rather than a data conflict worth worrying over; the line-level story is settled in the recorded deed history. The building's two commercial units sit at the Second Avenue base, and the garage occupies a substantial below- and at-grade footprint.

Full-service condominium: 24-hour doorman and concierge, live-in superintendent, fitness center, roof deck, planted courtyard, bike room, private storage, and the on-site valet garage — a meaningful convenience on a corridor where parking is scarce. In-unit washer/dryers run throughout, supplemented by building laundry. Management is institutional. Second Avenue frontage means real urban energy at the base; buyers sensitive to street noise should weigh tower height and exposure line by line.

Recent sales

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01345-7501) 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.

The address resolves two ways — the building is one. City address records carry both 300 and 310 East 53rd Street on this lot; the condominium is marketed and managed as Three Ten, 310 East 53rd Street. Your contract and title work will reference the recorded condominium unit on Block 1345 — routine, but worth knowing when searching records.

Decide which building you're buying: tower or base. The tower is a glass-and-balcony product priced on light and views; the base is a volume product — double-height ceilings, limestone-framed windows, fireplaces in the mansion units — priced on scarcity. They attract different buyers and resell on different math.

The condo framework is genuinely flexible. Pied-à-terre use, LLC and trust structures, and rentals operate under standard condominium mechanics here — confirm current sublet rules and any board right of first refusal with the managing agent, but expect far wider latitude than the corridor's co-op stock.

Underwrite the carry, including the garage. Common charges and taxes on larger units are substantial, and valet garage service is a separate line. Run the True Monthly Carrying Cost Calculator on the specific unit before offering.

Second Avenue is the trade-off. The corner buys convenience — transit, groceries, the 53rd Street crosstown corridor — at the cost of avenue noise on lower west-facing lines. Visit at rush hour and in the evening before you price an exposure.

Mansion tax applies at most price points in the building. Run the Mansion Tax Calculator at your target number; the thresholds shape negotiation here.

Market against the new towers, on value. Your buyer is cross-shopping post-2015 development at materially higher per-square-foot pricing. The pitch is 2007 glass, full amenities, and in-unit laundry at a discount — make the comparison explicit rather than letting the buyer discover it.

Base units need bespoke pricing. The duplex and mansion inventory has no like-for-like comparable in most nearby buildings; building-average $/sf undersells the volume and the fireplaces. Same-line and same-type history — which we maintain in the Research Library — is the anchor.

Lead with the line's light and outdoor space. Balconies, wrap terraces, and corner exposures are the tower's differentiators on a corridor of flat-faced stock; floor plans and photography should be built around them.

Confirm the fee stack before listing. Any transfer fees, move fees, and current garage terms should be documented in the listing package so attorney review doesn't slow your contract.

If you're considering Three Ten, also evaluate:

• The Veneto (250 East 53rd Street) — the 2008 condominium directly across Second Avenue; the closest like-for-like in age and product
• The Mondrian (250 East 54th Street) — the corner glass condominium one block north; an earlier generation of the same proposition
• Connaught Tower (300 East 54th Street) — the full-service Philip Birnbaum co-op tower a block north; the lower-cost co-op alternative with a rooftop pool
• The Milan (300 East 55th Street) — post-2000 Second Avenue condominium two blocks north
• 100 East 53rd Street — the Foster + Partners tower at Lexington; the architectural step-up at a step-up price
• 303 East 57th Street — the corridor's post-war co-op alternative at scale
• 425 East 58th Street — Sutton Area post-war ownership with larger layouts
• 860 United Nations Plaza — the East River co-op alternative with river views and pedigree
• One Beacon Court — the trophy-tier condominium comparison at 58th Street

The Roebling Team at Compass works Midtown East, Turtle Bay, and the Sutton Place corridor as part of our core Manhattan practice. We publish this building profile because Three Ten buyers and sellers deserve building-specific intelligence — product-type analysis, policy framework, and corridor-level comparables — not generic neighborhood commentary.

If you're considering a transaction at Three Ten, a 30-minute consultation is the right starting point.