310 East 86th Street (The Harper)
310 East 86th Street, New York, NY 10028
BBL 1015487503 · BIN 1050016
- Year built
- 2021
- Type
- Condominium
- Units
- 68
- Floors
- 20
- Landmark
- No
- Pied-à-terre
- Allowed
- Flip tax
- No traditional flip tax. Purchasers pay an initial non-reimbursable capital contribution equal to two months of common charges at closing, plus the customary sponsor reimbursements described in the plan
The Harper is the most complete expression of the development thesis that reorganized Yorkville after the Second Avenue subway opened. For thirty years the blocks between First and Third Avenues in the East 80s were the Upper East Side's discount: prewar walk-ups, white-brick postwar rentals, and a scattering of small condominiums priced against the inconvenience of a long crosstown walk to the Lexington Avenue line. The Q train's 86th Street station changed the arithmetic. Izaki Group Investments bought the East 86th Street assemblage in 2017 and filed a condominium plan in February 2021 for $255 million of inventory — a bet that a family-scaled, amenity-complete Yorkville condominium could price against Carnegie Hill rather than against its own block.
The building answers that bet architecturally rather than with height. ODA New York's design for The Harper is a masonry building: a limestone field with oversized punched windows, Art Deco proportioning in the base and crown, and Bauhaus-flavored horizontal banding, interrupted at the corners by cantilevered floor-to-ceiling glass that reads as a deliberate modern incision rather than as the building's governing language. It is a markedly quieter posture than the glass Yorkville condominiums of the 2000s — The Georgica at 305 East 85th Street is the nearest generational comparison — and it sits closer to the material argument of 200 East 83rd Street, the Robert A. M. Stern limestone tower completed the same year four blocks south.
The unit program is the second half of the thesis. The Harper was offered almost entirely as two- to four-bedroom residences. There are no studios and effectively no small one-bedrooms; the plan's smallest inventory is family-sized and its largest runs past 2,600 square feet with four bedrooms and four and a half baths. The sellout accordingly ran narrow and deep — 68 units as offered, 63 as built after combinations — and the building is best understood as a purpose-built alternative to the large prewar co-op apartment, aimed squarely at buyers who want the layout without the board.
That reading is reinforced by the amenity program, which is unusually child-weighted for a building of this size: alongside the fitness room and spa, the cellar level carries a children's room, an art room, a reading and games room, and a dedicated music practice room. A shared terrace on the second floor and a roof terrace supply the outdoor space. For a 63-unit building, that is a substantial common-area load, and it shows up in the common charges.
Architecture and unit composition
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.
Building operations
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.
Recent sales
The Harper trades as new-development condominium inventory in the Upper East Side's second tier — above the Yorkville postwar and conversion stock, below the Park and Fifth Avenue trophy market. Closings since the sellout began have concentrated in the low-to-mid single-digit millions, with the median transaction above $1 million recorded in The Roebling Research Library sitting near $3.6 million; two-bedroom inventory anchors the low end of that band and the four-bedroom and penthouse tier the high end.
Two structural features shape pricing. First, because the building is still in sellout, resale sellers compete directly with sponsor inventory on price, concession and delivery timing — a familiar disadvantage that resolves only when the sponsor's remaining units clear. Second, the absence of a tax abatement means the full real estate tax load is already in the carrying cost; there is no future abatement burn-off to price against, which is a simplification relative to abated new-construction peers and a discipline on the monthly number.
Buyers comparing The Harper against the surrounding prewar co-ops should run the comparison on total monthly carry rather than on price per square foot. A condominium's common charges plus full taxes will typically exceed a comparable co-op maintenance line, and the offset is the flexibility — no board approval, no financing ceiling, no sublet restriction, and a materially faster closing.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Jun 11, 2026 | 19A | $3,600,000 |
| May 4, 2026 | 4B | $3,300,000 |
| May 1, 2026 | 16A | $4,350,000 |
| Mar 24, 2026 | 17A | $4,300,000 |
| Mar 9, 2026 | 15C | $6,000,000 |
| Mar 2, 2026 | 7A | $2,150,000 |
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 1-01548-7503) 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.
What to know if you’re buying
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.
What to know if you’re selling
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.
Comparable buildings
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
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 Harper?
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 Harper 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.