323 East 79th Street (The Matteo)
323 East 79th Street, New York, NY 10075
Yorkville, Upper East Side
BBL 1015427502 · BIN 1091030
- Year built
- 2022
- Type
- Condominium
- Floors
- 15
- Landmark
- No
- Pets
- Not documented in public records — confirm in the house rules
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2024–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,350
- Listing discount
- 3.6%
- Recorded sales
- 14
- On record
- 2024–2025
East 79th Street between First and Second Avenues is a block of prewar walk-ups, postwar white-brick buildings and a large 1970s tower on the Second Avenue corner. It carries no landmark designation, which is the whole reason ground-up construction was possible here at all — and it is a narrow-lot block, which is the reason the building that resulted is the shape it is.
The Matteo occupies an interior lot roughly 27 feet wide and 102 feet deep. On a parcel that size, in an R10A district, the arithmetic forces a single decision: build one apartment per floor or build very small ones. Boomerang Development Group built one per floor. The result is fourteen full-floor residences, most of them between roughly 1,856 and 1,910 square feet, each with direct elevator access, in a 15-story building on a lot that would ordinarily produce studios and one-bedrooms. Built FAR is 9.95 against a permitted 10.00 — the envelope was used almost exactly.
The building has a second history that explains most of the bad data attached to it. In 2019 the site was controlled by a different developer, which filed for a 17-story building at 214 feet. That scheme was not built. Boomerang acquired the site, filed a new-building application for 15 stories at 151 feet with 14 dwelling units, was fully permitted in November 2021, and signed the job off in June 2024. Pre-construction marketing meanwhile described 15 residences. Neither the 17-story figure nor the 15-unit figure describes the finished building, and both are still in circulation. The recorded condominium declaration, the assessment roll and the deed record all agree on fourteen homes across fifteen floors.
The third thing worth understanding is the tax posture, and it is unusually clean to state. There is no 421-a, no J-51 and no other exemption on any unit lot. Residences have been taxed at full assessment from the first closing forward. Buyers who have been underwriting abated new construction elsewhere in Manhattan will find the monthly number here noticeably higher relative to price, and it does not step up later — it starts where it stays.
Finally, the sellout was fast and it was real. Fourteen sponsor deeds were recorded between August 2024 and March 2025, to fourteen separate individual, trust and LLC purchasers, at recorded prices running from roughly $2.5 million to $3.77 million. The building was fully absorbed inside eight months, which is not a common outcome for a 2024 Manhattan condominium delivery and reflects how little competing full-floor inventory exists at this size and price on the Upper East Side.
Architecture and unit composition
The lot governs the design. With attached buildings on both flanks and no corner, glass is concentrated on the East 79th Street elevation to the south and the rear elevation to the north; the side walls are solid. That is a deliberate response to real risk rather than an oversight — the neighboring low-rise buildings are themselves developable, and lot-line windows on an interior Manhattan site can be built away without recourse. The trade is a single axis of light for permanence on the other two.
The street elevation is gray brick with a regular punched-window rhythm — a quieter object than the glass-and-metal vocabulary of most contemporary Manhattan condominium construction, and closer in material to the prewar buildings on either side. Woods Bagot is credited with the design in the developer's own materials and in published architectural coverage; the architect of record on the Department of Buildings filings for the job is not identifiable from the filing record, and this page does not credit a firm it cannot verify.
Inside, the plan is the argument. One residence per floor with direct elevator access means no public corridor, two exposures on every home, and a plate wide enough to separate an entertaining volume at the front from a bedroom wing at the rear. Twelve of the homes fall between roughly 1,856 and 1,910 square feet. Unit 1 at the base is the outlier at roughly 2,670 square feet, and it is the residence associated with the private rear yard. Finishes run to honed Carrara marble, hardwood in plank and chevron, custom cabinetry and Thermador appliances.
One planning note that is worth resolving in person rather than on paper: the residences are numbered 1 and 3 through 16, skipping 2 and 13, and the unit numbers do not track floor numbers in the upper part of the building — a 2024 Department of Buildings filing places Apartment 15 on the fourteenth floor. Confirm which physical floor a given unit number sits on before you price it against another.
Building operations
The Matteo runs a full-service model at very small scale: a full-time doorman and attended lobby, a fitness room, a landscaped roof terrace with an outdoor kitchen and dining area, a private rear yard, cold storage, a package room, bicycle storage and ten separately deeded storage units.
Fourteen apartments is a small denominator to carry doorman coverage and a staffed roof program, and common charges per square foot should be expected to read high against larger full-service buildings in the neighborhood. That is structural, and it should be evaluated against the operating budget rather than against the amenity list. The building is new enough that its first several operating years are still setting the reserve and expense baseline. Ask the managing agent for the current budget, the reserve position, whether any assessment has been levied since the sellout, and the building's Local Law 97 position.
Two practical points. Storage is scarce — ten units for fourteen residences, separately assessed and separately transferable. If a listing represents storage, confirm the unit conveys. And with a single elevator core serving direct-access apartments, move-in, delivery and contractor logistics run through the same car residents use; ask how the building schedules them.
Policy framework
Ownership form: Condominium. Purchases close through a right of first refusal rather than a cooperative board approval, which produces faster and more predictable timelines — 30 to 45 days is typical.
Pied-à-terre, subletting, LLC, trust and foreign ownership: All permitted under the standard condominium framework, and the recorded sponsor deeds confirm the building accepted trust and LLC purchasers at the original closings. Minimum lease terms should be confirmed with the managing agent.
Pets: Not documented in public records. Confirm in the house rules.
In-unit washer/dryer: Standard in the residences.
Flip tax: Not documented in public records, and no offering plan for this building was located in either library at the time of writing. Confirm any resale capital contribution with the managing agent before pricing a sale.
Real estate taxes: No exemption of any kind appears on the residential or storage unit lots in the FY2027 assessment roll. Underwrite full unabated taxes on the specific unit and run True Monthly Carrying Cost against the current bill rather than against a projected schedule.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
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 →Recent sales
The Matteo is a sponsor-sellout building with essentially no resale history yet. Fourteen deeds were recorded from August 2024 through March 2025 at prices between roughly $2.5 million and $3.77 million, with a median near $2.63 million. Against a typical residence of roughly 1,910 square feet, that implies a price per square foot in the high $1,300s — a moderate number for new construction on the Upper East Side, and one that reflects the address, the interior lot and the absence of a deep amenity program rather than any deficiency in the apartments.
The pricing spread inside the building is narrow by design. Twelve of the fourteen homes are within roughly 55 square feet of each other. Absent a floor premium, the differentiators are height, the condition of the north exposure, and whether a residence carries outdoor space. That makes same-building comparables unusually clean once resales begin — and it means the first two or three resales will set the building's number for everyone.
Compare against full-floor product, not against amenity buildings. The right comparable set is the small group of boutique Upper East Side condominiums offering one residence per floor. Comparing The Matteo to a large full-service tower on price per foot will understate what the plan delivers; comparing it to a prewar cooperative on the same block will misstate the policy stack, the financing rules and the buyer pool entirely.
The absence of a tax abatement is the largest gap between headline price and true monthly cost. It is also the fact most likely to be missed by a buyer arriving from abated new development elsewhere.
Market statements here are 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 |
|---|---|---|---|---|---|
| Jan 31, 2025 | 5 | 3 BR · 2.5 BA · 1,856 sf | $2,505,000 | $1,350/sf | +0.2% |
| Jan 22, 2025 | 4 | 3 BR · 2.5 BA · 1,856 sf | $2,515,000 | $1,355/sf | +1.0% |
| Jan 14, 2025 | 7 | 3 BR · 2.5 BA · 1,907 sf | $2,550,000 | $1,337/sf | -11.5% |
| Nov 18, 2024 | 8 | 2 BR · 2.5 BA · 1,910 sf | $2,550,000 | $1,335/sf | -11.8% |
| Nov 15, 2024 | MAIS | 4 BR · 3.5 BA · 2,670 sf | $3,765,000 | $1,410/sf | -20.7% |
| Nov 7, 2024 | 12 | 3 BR · 2.5 BA · 1,910 sf | $2,739,269 | $1,434/sf | -2.9% |
| Oct 11, 2024 | 10 | 3 BR · 2.5 BA · 1,910 sf | $2,650,000 | $1,387/sf | +1.9% |
| Oct 8, 2024 | 15 | 3 BR · 2.5 BA · 1,910 sf | $2,851,100 | $1,493/sf | -4.3% |
Market read. Most recent trades (2025) cleared a median $1,350/sf across 3 sales. Median listing discount 3.6% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-01542-7502) 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
Ignore the 15-unit and 17-story figures. Both come from superseded material — one from pre-construction marketing, one from a 2019 filing by a prior owner for a building that was never built. The condominium has 14 residences across 15 floors.
Underwrite full taxes from day one. There is no abatement on any unit lot. This is the number that will move most against your expectations.
Confirm which floor your unit number sits on. The residences are numbered 1 and 3 through 16, and the numbering does not track floors in the upper stack.
Understand the exposures. The side walls are solid by design, and the low-rise neighbors on either flank are developable. Every residence is a south-and-north apartment; ask what the rear outlook actually is at the floor you are considering.
Confirm the storage. Ten storage units, fourteen homes, separately deeded and separately transferable. Get the unit, not the assurance.
Read the budget, not the amenity list. Doorman coverage, a roof program and a rear yard across fourteen apartments is a favorable ratio to use and an expensive one to fund.
What to know if you’re selling
Lead with the plan. One residence per floor with direct elevator access, no public corridor and roughly 1,900 square feet is the product, and almost nothing on the surrounding blocks offers it. That is the argument no competing building on East 79th Street can copy.
Correct the record early. Aggregated data on this building carries the wrong unit count and the wrong height. Establish the real figures in the marketing rather than letting a buyer's agent find the discrepancy in diligence.
Be direct about the tax posture. Present the full unabated figure alongside the True Monthly Carrying Cost analysis rather than letting it surface late.
Price against the sellout, carefully. Sponsor closings between August 2024 and March 2025 are the only same-building history that exists, and sponsor pricing is not resale pricing. Pair it with boutique full-floor comparables elsewhere in the neighborhood.
Comparable buildings
If you're considering The Matteo, also evaluate:
- Continental Towers (1522 Second Avenue) — the large converted condominium on the same tax block at the Second Avenue corner; the immediate-neighborhood alternative at entirely different scale and carrying cost
- 109 East 79th Street — 2020–2021 ground-up condominium on the same street toward Park; the closest peer by vintage at a higher price tier
- 150 East 78th Street — 2021–2022 new-construction condominium; boutique scale and comparable finish level
- 255 East 77th Street — new-construction condominium two blocks south; the current-delivery competitor in the same submarket
- 301 East 80th Street (Beckford Tower) — 2019 ground-up condominium; the full-amenity alternative and the clearest contrast on service model
- 303 East 77th Street (The Isis) — 2010 condominium two blocks south; two-per-floor plates, similar absence of amenity depth
- 215 East 80th Street — postwar full-service condominium; a more accessible alternative at lower carrying cost
- 1628 Second Avenue — small-building condominium on the avenue; the walk-up-scale alternative with a different policy stack
- 229 East 79th Street — 1930 cooperative on the same street; the prewar co-op alternative with a board approval and different economics
- 173 East 79th Street — prewar cooperative toward Lexington; the traditional alternative at a comparable apartment size
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.
Considering a move at The Matteo?
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 Matteo 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.