320 East 72nd Street
320 East 72nd Street, New York, NY 10021
BBL 1014460042 · BIN 1044866
- Year built
- 1930
- Type
- Cooperative
- Units
- 42
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Subletting by shareholders
- Not permitted
- Pets
- Pets permitted; species and limits not stated
- Washer/dryer
- Permitted
- Maximum financing
- 65% of the purchase price
- Flip tax
- 3% of the purchase price, paid by the seller
- Doorman
- Full-time doorman
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 4BR+ median, 2023–2026
- $2.7M
- 3 qualifying sales
- Recent range
- $2M – $3.6M
- Listing discount
- 1.1%
- Recorded transfers
- 30
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 320 East 72nd Street 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.
320 East 72nd Street is a 1930 pre-war cooperative defined by its extraordinarily low density: 42 apartments across 19 stories, including four duplexes and a maisonette. That ratio is the building's whole identity. Where a typical Upper East Side building of similar size holds well over a hundred apartments, 320 East 72nd was conceived around large, full-floor-scale residences — most apartments open onto their own private elevator landing, and the remainder share a landing with only one neighbor. The result is a building that lives like a far more exclusive address than its mid-block Lenox Hill setting might suggest.
Designed by Lafayette A. Goldstone, an architect active across pre-war Manhattan's apartment and institutional work, the building presents a restrained, dignified pre-war face: red brick over a limestone base, limestone columns framing the canopied entrance, and the consistent fenestration and roofline that mark the era's better apartment houses. The interiors carry the period's luxury signatures with unusual consistency — every apartment has at least one wood-burning fireplace and a minimum of four bathrooms, alongside the generous room scale of full-floor-scale layouts.
The location places residents in central Lenox Hill, on a residential cross street within easy reach of the Second and Third Avenue retail corridors, the 72nd Street crosstown axis, and the Q train at 72nd and Second a short walk away.
For buyers, 320 East 72nd offers something genuinely scarce: a low-density pre-war cooperative built around large, fireplaced apartments with private-landing privacy, at Lenox Hill pricing rather than the Fifth and Park Avenue premium.
Architecture and unit composition
The 42 apartments across 19 stories skew decisively toward large, full-floor-scale configurations — a direct consequence of the low-density design — and include four duplexes and a ground-level maisonette. Every apartment carries at least one wood-burning fireplace and no fewer than four bathrooms, consistent with the building's positioning as a building of large residences. Most apartments open onto a private elevator landing; the balance share a landing with a single neighbor.
Pre-war signatures of the 1930 vintage are typical here: high ceilings, entry galleries, separated formal living and dining rooms, and the room proportions that define the era's luxury apartment design.
Building operations
320 East 72nd operates as a full-service pre-war cooperative with full-time doorman coverage, elevator service, and an on-site superintendent. The private and semi-private elevator-landing arrangement is a structural feature of the low-density design and a meaningful part of the building's appeal. Documented terms include a 65% financing limit, a 3% seller-paid flip tax and no subletting; confirm current financing, liquidity and occupancy requirements in the application instructions.
Application and transaction fees
Fees below are from building management's published schedule, as of September 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
- Terms
- Equal to 3% of Contract Sales Price
- Rate
- 3% of the purchase price
- Paid by
- Seller
Source: building management's published schedule, as of September 2026
Purchase
10 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Fee | Paid by Buyer | When With the application | Amount $500 | Refundable Not stated |
| Credit Reports FeePer applicantRequired | Paid by Buyer | When With the application | Amount $200 Per applicant - plus any additional occupants | Refundable Not stated |
| Reproduction/Messenger Fee | Paid by Buyer | When With the application | Amount $195 | Refundable Not stated |
| Expedited Closing Fee | Paid by Buyer | When At closing | Amount $500 | Refundable Not stated |
| Financing FeeConditionalConditions: If applicable | Paid by Buyer | When At closing | Amount $275 if financing | Refundable Non-refundable |
| Postponement FeeConditionalConditions: Less than 48 hr notice | Paid by Buyer | When At closing | Amount $500 | Refundable Not stated |
| Power of AttorneyConditional · Per applicant | Paid by Buyer | When At closing | Amount $200 per individual (if applicable) | Refundable Not stated |
| Power of AttorneyConditional · Per applicant | Paid by Seller | When At closing | Amount $200 per individual (if applicable) | Refundable Not stated |
| Seller's Transfer FeeConditional | Paid by Seller | When At closing | Amount $950 If this is an Estate the fee is $1,150.00 | Refundable Not stated |
| Seller's Transfer Stamp Tax FeePer shareRequired | Paid by Seller | When At closing | Amount $0.05 Per share | Refundable Not stated |
Refinance
1 item
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $300 | Refundable Non-refundable |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Financing and purchase requirements
- Maximum financing
- 65% of the purchase priceSource: building management's published schedule, as of September 2026
- Guarantors
- Not permittedSource: building management's published schedule, as of September 2026
- Parent buying for an employed child
- PermittedSource: building management's published schedule, as of September 2026
- Parent buying for a student child
- PermittedSource: building management's published schedule, as of September 2026
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Subletting by shareholders
- Not permittedSource: building management's published schedule, as of September 2026
- Pied-à-terre ownership
- Not verified
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: building management's published schedule, as of September 2026
- In-unit washer/dryer
- PermittedSource: building management's published schedule, as of September 2026
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Maintenance, per room
- $824 per room a monthMedian of 3 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Maintenance as recorded with each sale. A co-op's maintenance already covers the building's real estate taxes and the building's own mortgage, if it has one; add your own loan payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $36,973/yr
- Per unit / month range
- $0 – $73
- Modeled exposure split equally across 42 units (the residential count on the city's lot record). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 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 inspector (QEWI) identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. 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 — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Management & transfer contacts
- Flip tax
- 3% of Contract Sales Price
- Sublet policy
- Not allowed
- Policies and fees
- Max financing 65% of purchase price; refinance max 50% of appraised value; Seller's Transfer Fee $550 ($1,150 estate)
Recent sales
Recent transfers 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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Aug 27, 2026 | PHB | 3 BR · 4.5 BA · 2,525 sf | $2,900,000 | $1,149/sf | -6.5% |
| Aug 7, 2026 | 4C | 4 BR · 3.5 BA | $3,575,000 | +2.1% | |
| Feb 18, 2026 | 5B | 4 BR · 4 BA | $2,699,000 | +0.0% | |
| Sep 16, 2024 | 6B | 3 BR · 4 BA | $2,735,000 | -2.1% | |
| Oct 27, 2023 | 2C | 4 BR · 4 BA | $2,025,000 | -11.8% | |
| Sep 29, 2022 | 8A | 3 BR · 3.5 BA | $3,100,000 | -3.0% | |
| Mar 21, 2022 | 6A | 3 BR · 3.5 BA | $2,600,000 | -8.8% | |
| Jan 18, 2022 | PHB | 3 BR · 4.5 BA · 2,525 sf | $2,750,000 | $1,089/sf | +0.0% |
Market read. Most recent trades (2026 to date) cleared a median $1,149/sf (recorded) across 1 sale. Median listing discount 4.0% 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 1-01446-0042). 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 on co-ops is not officially recorded, figures shown are approximate.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 320 East 72nd Street and nearby.
At the recent median sale of $2.9M (3 transfers in the past 24 months, since October 31, 2024), a buyer putting 35% down would pay about $50,800 to close, or 1.8% of the price.
- Mansion tax: $36,250
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $14,550
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage at the building's 65% financing limit.
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What to know if you’re buying
Low density is the whole proposition. Forty-two apartments in a 19-story building means large residences and private-landing privacy. This is the building's scarcity value and its primary marketing identity.
Every apartment is large and fireplaced. Expect full-floor-scale layouts, at least one wood-burning fireplace, and a minimum of four bathrooms; confirm the exact configuration line by line.
Check actual availability. A small apartment count does not establish turnover frequency. Review current listings, dated transfers and the specific apartment’s documents before deciding to proceed.
Confirm the board's requirements. Maximum financing is 65 percent of the purchase price and subletting is not permitted; confirm the board's current liquidity, ownership and occupancy requirements from its governing documents and application instructions.
What to know if you’re selling
Scarcity is your strongest lever. Few large, low-density pre-war buildings exist on the Upper East Side at this price tier; the private-landing format, the apartment scale, and the fireplaces should anchor the listing.
Pricing requires apartment-level comparable analysis. With limited internal turnover, comparable sets are thin and cross-building analysis is essential; floor altitude, exposure, duplex versus simplex, and renovation history all matter.
Closing timelines are co-op standard. Generally 6–10 weeks from contract signing to closing, subject to board package and interview pacing.
Comparable buildings
If you're considering 320 East 72nd Street, also evaluate:
- 315 East 72nd Street — full-service East 72nd Street co-op nearby
- 530 East 72nd Street — full-service East 72nd Street co-op
- 360 East 72nd Street — full-service East 72nd Street co-op
- 420 East 72nd Street — full-service East 72nd Street co-op
- 50 East 72nd Street — pre-war Lenox Hill co-op
More Upper East Side buildings
- 315 East 68th Street — 1931 co-op by George and Edward Blum
- 315 East 70th Street — 1960 co-op
- 315 East 72nd Street — 1958 co-op
- 320 East 86th Street — 1925 condop
- The Park Mansion, 320 East 82nd Street — 1915 condominium
- 323 East 79th Street (The Matteo) — 2022 condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
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. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at 320 East 72nd Street?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com