310 East 86th Street (The Harper)

The residences run on white oak flooring with solid-core doors and high-efficiency VRF climate control — a system that gives each apartment independent heating and cooling year-round, a meaningful practical advantage over the two-pipe systems in the surrounding prewar stock. Kitchens are custom Poliform in matte lacquer with quartzite counters and backsplashes and integrated Miele appliances. Primary bathrooms are wrapped in limestone with marble accents and radiant heated floors. Split-bedroom layouts are common through the building, and many residences carry private balconies.

The plan's most distinctive inventory sits at the corners and at the top. Corner residences use the cantilevered glazing to open two exposures at once; the upper-floor southern exposures on the eighteenth and twentieth floors carry the building's longest sight lines. The duplex penthouse is roughly 2,540 square feet with a private roof terrace of approximately 940 square feet, including an outdoor kitchenette.

Twenty-four storage-space units were offered separately on the cellar level and are individually deeded — worth confirming at offer stage whether a given residence conveys with one, since these do not follow the apartment automatically.

The Harper operates as a full-service condominium with an attended lobby, full-time doorman, and live-in superintendent. Three commercial units occupy the base and are separately owned. Two of them were leased to fitness and wellness operators — a Hamptons-based studio in the fall of 2025 and a Pilates operator in January 2026 — which is a favorable outcome for the residential common charges, since occupied retail carries its share of building expense, and a consideration for buyers on the low floors, who should understand the hours and the mechanical arrangements of a fitness tenant below them.

The offering plan preserves a sponsor seat on the board of managers until the commercial units are sold or transferred to unaffiliated owners. As of early 2026 the building was reported as roughly 80 percent sold, which means the sponsor remains a meaningful presence in the condominium's governance and a meaningful holder of unsold inventory. Both facts belong in a buyer's diligence: request the current unsold-unit schedule, the sponsor's financial disclosure in the most recent amendment, and the first audited financial statement.

Because the building is barely three years into occupancy, there is no capital history to underwrite and no façade cycle yet. What replaces it as a diligence item is the new-construction punch-list — request the board's record of sponsor warranty claims and any outstanding items on the common elements.

Minimum down payment: 20 percent per current listing records. Financing: Conventional condominium financing; no board financing ceiling. Pied-à-terre, LLC, trust and foreign ownership: Permitted, as in any NYC condominium. Subletting: Permitted under the declaration. The board of managers holds a right of first refusal on sales and leases. Purchaser closing costs: An initial non-reimbursable capital contribution equal to two months of common charges, plus the sponsor reimbursements set out in the plan on sponsor-unit purchases. Resale within 18 months: The sponsor's purchase agreement carries a 10 percent profit participation on a resale closed within eighteen months of the original closing of title, with the exceptions noted above. This applies to units bought from the sponsor; confirm whether it survives on a given resale chain. Pets: Governed by the condominium's house rules; the current rule should be confirmed with the managing agent, as house rules are amendable by the board. Storage: 24 storage-space units, separately deeded, sold as units rather than licensed.

Recent sales

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.

Market read. Most recent trades (2026) cleared a median $1,974/sf (floor-adjusted) across 9 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 0.7% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01548-7503). 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.

Read the sponsor's resale participation clause before you model a short hold. A resale closed within eighteen months of the original closing of title triggers a 10 percent payment to the sponsor on the gross spread, with no deduction for closing costs. It is a real drag on a short-horizon purchase and it is easy to miss in the purchase agreement.

Ask for the current unsold-unit schedule. In a building still in sellout, the sponsor's remaining inventory is both your competition on resale and a governance fact. The most recent amendment carries the sponsor's financial disclosure.

Model the full carry, not the price. Common charges on a 63-unit building carrying this much amenity area are meaningful, and there is no abatement. Run the number through the True Monthly Carrying Cost Calculator.

Confirm whether storage conveys. The 24 cellar storage spaces are separately deeded units, not licensed lockers. They do not follow the apartment by default.

Look at the low floors in person. Two commercial tenants in the base are fitness operators. Understand the hours, the mechanical routing and the sound isolation before committing on a lower-floor residence.

Price against sponsor inventory, not against the last resale. While the sellout is open, the sponsor sets the effective ceiling and can offer concessions a private seller cannot match. Position on condition, exposure and immediacy.

Lead with the layout. The Harper's competitive advantage against the Yorkville prewar co-op stock is a family-scaled floor plan with condominium flexibility. That is the argument that moves the buyer pool.

Confirm your own eighteen-month exposure. If you bought from the sponsor within that window, the profit-participation clause is a closing-table line item and should be in your net-sheet from the first day of marketing.

If you're considering The Harper, also evaluate:

• 200 East 83rd Street — Robert A.M. Stern's 2021 limestone Yorkville condominium; the closest peer on material posture and delivery date, with a deeper amenity package
• 180 East 88th Street — DDG's 2019 hand-laid brick tower; the Carnegie Hill alternative with far higher altitude and a smaller unit count
• 389 East 89th Street — 2016 Yorkville condominium conversion; the value-tier comparison a few blocks north
• 305 East 85th Street (The Georgica) — CetraRuddy's 2009 glass Yorkville condominium; the prior generation's answer to the same buyer
• 20 East End Avenue — Stern's 2016 New Classical condominium with a private motor court; quieter location, more formal architecture
• 40 East End Avenue — Deborah Berke Partners' 2019 boutique condominium; 28 residences, a more intimate program
• 1289 Lexington Avenue (The Hayworth) — 2019 Carnegie Hill condominium; comparable finish level on a busier avenue corner
• 320 East 86th Street — the small Yorkville condop on the same blockfront; the flexible-policy, lower-price-tier neighbor
• 400 East 84th Street (The Strathmore) — full-amenity Yorkville tower with a pool; the amenity-heavy alternative at a different price
• 280 Third Avenue — ODA's Gramercy condominium; the design office's other full-service Manhattan tower