32 East 76th Street
32 East 76th Street, New York, NY 10021
Lenox Hill, Upper East Side
BBL 1013907502 · BIN 1076779
- Year built
- 1982
- Type
- Condominium
- Units
- 30
- Floors
- 15
- Landmark
- Designated
- Pets
- Restricted, and the restrictions are unusually specific. Per house rules on file: dogs of 25 pounds or less only, one per unit, with working breeds expressly prohibited; every dog must be registered with and approved by the Board of Managers; no dogs in the elevators; an annual per-dog assessment applies. Cats are not permitted outside the unit. Renters may not keep pets (house rule added 2018)
Every recorded sale at this building, 2003–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,606
- Listing discount
- 4.2%
- Recorded sales
- 35
- On record
- 2003–2025
Start with what it is not. 30 East 76th Street is a different building. That address sits on tax lot 7501 of the same block, is also carried in city records as 971 Madison Avenue, dates to the 1920s, and holds roughly fifteen residences under its own condominium declaration and its own board. 32 East 76th Street sits on lot 7502, was built half a century later, and is a separate condominium — number 94 — with thirty residences and a four-level commercial base. The two share a block and a street name and nothing else. Conflating them is the single most common error in the record for this address.
What 32 East 76th Street actually is, is a rare thing: a ground-up 1980s residential building on Madison Avenue in the Upper East Side Historic District. The sequence explains how. The City Planning Commission granted a special permit for this mixed-use development in January 1979, under the Special Madison Avenue Preservation District — the overlay that governs retail continuity and mandatory front building walls on Madison. The building went up over the following years and was newly constructed as of the offering plan. The Landmarks Preservation Commission designated the Upper East Side Historic District on May 19, 1981. The district closed around a building that was already rising. The lot has carried LPC jurisdiction ever since, and it also falls inside Limited Height District LH-1A, which would foreclose anything like it being built here now.
The commercial base is the second structural fact. The ground floor through the fourth floor is commercial — a separate condominium unit with its own lobby, its own passenger/freight elevator running only to the fourth floor, and its own tax lot. Every residence is on the fifth floor or above, in what the offering plan calls the north wing. The Madison Avenue frontage is a working retail address; Department of Buildings filings across fifteen years name Zitomer as the party doing work in the commercial space. For a buyer, that means a genuinely separated building: separate lobbies, separate vertical circulation, separate utility metering for the commercial owner, and a common-charge structure that allocates shared costs between the residential and commercial interests by percentage interest.
The third fact is the plan itself, which is more interesting than the exterior suggests. The building was designed as interlocking duplexes and simplexes rather than a repeating tower stack. The offering plan describes four duplexes plus one simplex on each of four entry floors, with the upper halves of those duplexes and a single additional simplex on the floor above each; three simplexes on two intermediate floors; and a simplex penthouse with a private roof terrace at the top. That is why the recorded unit designations look irregular — 501 through 505 and then only 605; 801 through 805 and then only 905. It is not a data error. It is a section.
The fourth fact is scale. Thirty residences across fifteen stories is a low-density building by Lenox Hill standards, and it was staffed accordingly from the outset — the sponsor's first-year budget provided for a superintendent, four lobby attendants, and a full-time porter, with a concierge desk in the residential lobby covering the building around the clock. Building staff are members of SEIU Local 32BJ.
Architecture and unit composition
The building reads as a masonry infill wall on Madison Avenue rather than as a freestanding object. Limestone panels over concrete-block backup carry the Madison elevation from the first floor through the fifth; a limestone cornice marks the setback, and above it the building steps back and rises as a masonry cavity wall with a face-brick outer wythe. Limestone coping finishes the roof and the terrace parapets. The south and east elevations are face brick. The construction is Class 1B fireproof reinforced concrete.
Two Westinghouse passenger elevators serve the residential section. A third elevator, larger and rated for freight, serves the commercial unit and runs cellar to fourth floor only — residential and commercial traffic do not mix at any point in the building.
The residential unit mix is duplex and simplex, five types in total, running from studios up through the larger apartments, with 120.5 zoning rooms across the residential portion. The duplexes are the building's architectural argument and the apartments most worth walking: interior stairs, double-height relationships, and a section that no repeating-plate tower on this stretch of Madison offers. Private outdoor space is documented at only two residences — the penthouse and Apartment 505 — so any listing that implies terrace space elsewhere should be checked against the declaration and the unit deed.
At grade there is a residential garden of roughly 600 square feet enclosed by six-foot brick walls, and at the top a common rooftop terrace with brick-and-concrete planters. The cellar holds the laundry room — with connections for three washers and two dryers, as originally built — and storage space allocated to residential unit owners. Storage generates income for the condominium, so assignments are worth confirming rather than assuming.
Building operations
This is a full-service building running on a small residential base, and the financial statements on file show exactly what that produces. Payroll and union benefits are by far the largest line in the operating budget — an unremarkable outcome for a staffed Upper East Side building, but one that concentrates cost risk in labor contract renewals rather than in fuel or debt service. There is no underlying mortgage; as a condominium, the building carries none.
Capital posture is the part a buyer should read closely. The condominium's governing documents do not require reserve accumulation in advance of need, and no reserve study has been commissioned — the auditors note the omission explicitly. The building funds major work through special assessments instead, and it has done so twice in the recent past on a consistent pattern: a $210,000 assessment approved in December 2014 and billed monthly across sixty months from January 2015 through December 2019, followed immediately by a second $210,000 assessment approved in December 2019 and billed monthly from January 2020 through December 2024. An elevator modernization was undertaken in 2019. Working capital accounts stood above $500,000 at the most recent year-end on file.
The practical reading: this building assesses rather than reserves, in five-year cycles, and the second cycle concluded at the end of 2024. A buyer should ask directly whether a third assessment has been adopted since, what the Local Law 11 façade cycle status is, and what the board's capital plan looks like — because the historic-district designation means exterior work here goes through LPC review, which adds time and cost to any façade or window project. Common charges have risen in the low single digits annually in the years on file. The auditors reported no material claims or litigation as of the most recent audited year-end on file.
Policy framework
Ownership form: Condominium. A sale clears through the Board of Managers' right of first refusal rather than a cooperative admissions process. The by-laws extend the same right of first refusal to leases, so a sublet is noticed to the board on the same mechanism.
Pets: The most restrictive part of the policy stack, and the item most likely to break a deal. Dogs are limited to 25 pounds or less, one per unit, with working breeds expressly prohibited; every dog must be registered with and approved by the Board of Managers; dogs are not permitted in the elevators at any time; and an annual per-dog assessment applies. Cats may not be taken outside the unit. Renters may not keep pets at all. Confirm the current text with the managing agent — house rules here have been amended within the last decade.
Subletting: Permitted subject to the board's right of first refusal, and the condominium collects sublet fees from unit owners. Minimum lease terms and the current fee schedule should be confirmed with the managing agent.
Pied-à-terre, LLC, trust, and foreign purchasers: Permitted under the standard condominium framework.
In-unit washer and dryer: Prohibited without prior written Board permission, and the sponsor never installed them. A cellar laundry room serves the building. Any listing showing in-unit laundry should be checked against the board's written consent for that unit.
Smoking: Prohibited in all public areas under a 2018 house-rule amendment, with escalating fines for violations.
Transfer fee: 1 percent of the gross selling price, payable by the seller. Build it into the net-proceeds calculation from the first pricing conversation.
Real estate taxes: No exemption on the residential unit lots. Underwrite full unabated taxes on the specific unit against the current bill.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $40,821/yr
- Per unit / month range
- $0 – $113
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 before the next inspection cycle. 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.
Recent sales
The building's residential units began conveying to individual purchasers within weeks of the April 1983 declaration, and every unit lot in the condominium has traded multiple times since — this is a long-established for-sale condominium with a real resale market, not a sponsor-held or rental structure. Turnover is nonetheless slow in absolute terms, as a thirty-unit building's turnover always is: the audited statements on file record one apartment sale in one recent year and three in the year before it. Trading has continued steadily through the most recent recorded transfers.
Pricing here should be read in dollars per square foot against the Upper East Side condominium set rather than against the prewar cooperative inventory that dominates the surrounding blocks, whose economics, approval process, and financing rules are structurally different. Within the building, the duplexes and the penthouse are the distinct product, and they should not be averaged against the simplexes. Market statements should be indexed to the last complete year. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, curated by The Roebling Team research desk. 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 |
|---|---|---|---|---|---|
| Nov 20, 2025 | 605 | 2 BR · 2 BA · 1,308 sf | $1,700,000 | $1,300/sf | -2.9% |
| Oct 23, 2025 | 805 | 2 BR · 2 BA · 1,308 sf | $2,100,000 | $1,606/sf | -11.6% |
| Mar 13, 2025 | 1101 | 1 BR · 1.5 BA · 900 sf | $1,450,000 | $1,611/sf | -19.4% |
| Oct 11, 2024 | 1505 | 2 BR · 2 BA · 1,308 sf | $2,300,000 | $1,758/sf | -4.2% |
| May 15, 2023 | 1405 | 2 BR · 2 BA · 1,308 sf | $2,150,000 | $1,644/sf | -13.8% |
| Oct 17, 2022 | PH | 3 BR · 3 BA · 2,808 sf | $5,650,000 | $2,012/sf | -5.8% |
| Mar 22, 2022 | 1205 | 2 BR · 2 BA · 1,308 sf | $2,400,000 | $1,835/sf | off-mkt |
| Oct 15, 2021 | 805 | 2 BR · 2 BA · 1,308 sf | $1,800,000 | $1,376/sf | off-mkt |
Market read. Most recent trades (2025) cleared a median $1,606/sf across 3 sales. Median listing discount 4.2% 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 1-01390-7502) 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; square footage from recorded condo declarations and offering plans.
What to know if you’re buying
Confirm you are looking at the right building. 30 East 76th Street, on lot 7501 of the same block, is a separate 1920s condominium also carried as 971 Madison Avenue. Public data and listing records confuse the two.
Read the assessment history, not the reserve balance. This condominium funds capital work through repeating five-year special assessments rather than through accumulated reserves, and the most recent one ran through December 2024. Ask what comes next.
The pet rules are strict and enforced. A 25-pound limit, one dog per unit, board registration, a working-breed prohibition, and no dogs in the elevators. Renters may not keep pets at all.
Assume no in-unit laundry unless it is documented. Board written consent is required and was not granted by default.
Budget the 1 percent seller transfer fee into any future exit, and budget LPC review time into any exterior alteration.
Walk the duplexes as duplexes. The section is the reason to buy here, and it does not read on a floor plan.
What to know if you’re selling
Lead with the section and the location. A duplex above Madison Avenue at 76th Street, in a full-service building with round-the-clock lobby coverage, is not a product the surrounding prewar co-ops offer.
Disclose the transfer fee and any live assessment early. Both surface in diligence anyway; presenting them up front with a carrying-cost analysis produces better outcomes than letting a buyer find them.
Price against condominiums, not co-ops. The comparable set is Upper East Side condominium inventory. The prewar cooperatives on either side operate under an entirely different framework and attract a different buyer.
Same-building comparables are thin. With thirty residences and a mixed duplex-and-simplex stack, pricing depends on unit-type and floor analysis rather than on a building average.
Comparable buildings
If you're considering 32 East 76th Street, also evaluate:
- 30 East 76th Street — the separate 1920s condominium on the adjacent lot of the same block; prewar character, far smaller, entirely different economics. Confirm which building a listing refers to
- 955 Madison Avenue — the 1958 Madison Avenue cooperative one block south; the co-op alternative in the same retail corridor
- The Carlyle — 35 East 76th Street, directly across; the hotel-residence alternative at the top of the corridor
- 110 East 71st Street — 1982 condominium built atop a retained older structure; the closest peer by vintage and by hybrid site condition
- 157 East 74th Street — mid-1980s ground-up Upper East Side condominium; the nearest new-construction peer of the era
- 1327 Madison Avenue — 1983 Madison Avenue condominium; same year, same avenue, different tier
- 145 East 76th Street — 1999 condominium on the same street east of Lexington; the later new-construction alternative
- 188 East 76th Street — late-1990s condominium on the same street; larger and fully serviced
- 944 Fifth Avenue — the 1926 Fifth Avenue cooperative on the same block; the prewar co-op benchmark for the neighborhood
The neighborhood
For the full corridor — architecture, schools, 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.
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