345 East 93rd Street (Mill Rock Plaza)

The building rises 32 stories in grayish-brown brick over a landscaped plaza, with a canopied entrance and ground-floor retail at the base. There are no balconies; the design value is in the open exposures the free-standing massing produces. The original plan distributed 309 apartments — studios, one-bedrooms, and two-bedrooms in efficient post-war layouts — and four decades of combinations have brought the count to roughly 278 per management-sourced records, with three- and four-bedroom combinations now part of the mix. Lobby and hallways have been professionally renovated in recent cycles, and city records show alteration work filed in 2012.

Full-service: 24-hour doorman and concierge, fitness center, bike room, a modernized package and mail operation, laundry rooms on every floor — a genuine convenience relative to single-basement-laundry peers — and a landscaped sun deck renewed in late 2018. The on-site garage and the retail base are revenue-relevant components buyers' attorneys should review in the financials. The offering plan and amendments 1–13 are on file in The Roebling Research Library; current financial statements should be requested through the managing agent during diligence.

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.

Market read. Most recent trades (2026 to date) cleared a median $788/sf (floor-adjusted) across 2 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 2.4% 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 1-01556-0023). 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.

The policy stack is the headline. One-year sublet seasoning, pied-à-terre flexibility, and 80 percent financing per brokerage records put this building among the more liberal co-ops on the Upper East Side. If your circumstances need flexibility — relocation risk, a parent purchase, an eventual rental strategy — this framework matters more than finishes. Verify every term with the managing agent; run the Co-op Board Qualification Calculator before offering.

Buy the exposure, not the line. As a free-standing tower, the building's value gradient runs vertically: upper-floor river and skyline views are the premium product, and the spread from low to high floors in the same line is wide. Walk the specific unit at the time of day you'll live in it.

The Q changed this corridor. The Second Avenue subway station at 96th Street — and the entrance reaching toward 94th — put this block minutes from an express-quality ride down Second Avenue. Older commentary about Yorkville's transit isolation no longer applies; price your commute accordingly.

Resolve the flip-tax question before contract. Listing records conflict on whether a transfer fee exists. Your attorney should confirm the current fee structure, sublet terms, and any assessments against the managing agent's documents — we provide the offering plan and amendment history from the Research Library as the baseline.

Compare carefully across the street. Plymouth Tower at 340 East 93rd offers a rooftop pool and health club on a fee basis; Mill Rock Plaza answers with floor-by-floor laundry, the plaza setting, and its sublet flexibility. The right choice depends on which amenities you will actually use.

Market the framework, not just the unit. The sublet and financing posture is a genuine differentiator in this tier and many buyers' agents will not surface it unprompted. State it plainly in the marketing, with the caveat to verify current terms.

Include the building across the street in the comparison. 340 East 93rd is a nearby alternative; the buyer's actual comparison set may be broader. Price against the live competition across the street, line for line and floor for floor, not against building-wide averages.

Account for condition and floor. Compare dated sales by renovation, view, floor and carrying costs; neither a high floor nor a renovation guarantees a quick sale, and original-condition apartments require their own comparables. Run the Renovation Cost Calculator against your asking strategy before listing.

If you're considering 345 East 93rd Street, also evaluate:

• 340 East 93rd Street (Plymouth Tower) — the direct competitor across the street; similar vintage and conversion era, with a rooftop pool and health club
• 200 East End Avenue — post-war co-op on the East End Avenue prestige corridor; utilities-included maintenance and park frontage at a step-up price
• 525 East 86th Street — early-1960s full-service Yorkville co-op closer to Carl Schurz Park
• Astor Terrace (245 East 93rd Street) — 1980s condo neighbor; the condo alternative on the same block
• Carnegie Park (200 East 94th Street) — post-war condo with a full amenity program one block north
• Ruppert Yorkville Towers (1601–1619 Third Avenue) — a large residential complex on the corridor; verify the specific building's ownership and transfer requirements
• 180 East 88th Street — boutique new-development condo; the new-construction step-up
• 1628 Second Avenue — pre-war condo alternative on the Second Avenue spine