Leighton House (360 East 88th Street)
360 East 88th Street, New York, NY 10128
Yorkville, Upper East Side
BBL 1015507501 · BIN 1050054
- Year built
- 1990
- Type
- Condominium
- Units
- 163
- Floors
- 46
- Landmark
- No
- Pets
- Pets permitted under the condominium rules (a small number of individual units carry a no-dogs restriction — confirm at the apartment level)
- Pied-à-terre
- Allowed
- Financing
- Up to approximately 90 percent financing permitted (minimum 10 percent down) — a condominium feature
Every recorded sale at this building, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $1,116
- Listing discount
- 3.0%
- Recorded sales
- 197
- On record
- 2003–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Leighton House 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.
Leighton House is a slender 46-story condominium at the corner of First Avenue and 88th Street, completed in 1990 to a design by James Stewart Polshek — the architect who would later restore Carnegie Hall — and it is one of the more architecturally distinguished residential towers on the First Avenue frontage. The purple-brown Norman-brick facade, a composition of advancing and receding planes, gives the building a design pedigree unusual for the corridor's condominium tier.
The building's second defining feature is its plan: only four apartments per floor. That low density yields a level of privacy — quiet corridors, few shared walls, and light on multiple exposures — that is rare in a Yorkville high-rise of this size. Combined with strong open views (the upper floors capture East River and multi-directional city sight lines), the four-per-floor plan is the operational reason buyers describe Leighton House as living larger and quieter than its unit count suggests.
Leighton House is also an unusually flexible and accommodating condominium. Individual apartments transact freely, financing runs up to roughly 90 percent, and pied-à-terre and investor use are permitted under the declaration. The building is widely described as a hassle-free, welcoming condominium board — a meaningful contrast to the stricter cooperative inventory nearby.
Architecture and unit composition
The 163 residences distribute four per floor across the tower, in layouts that run from one-bedrooms through larger four- and five-bedroom homes; the second floor carries four double-height duplexes. Many apartments have in-unit washer/dryers, wood-burning fireplaces, hardwood floors, and balconies, and the upper-floor lines capture open East River and city views over the surrounding roofline.
Polshek's design pairs the distinctive brick facade with metal-clad windows and a rhythm of setbacks that gives the tower its sculpted profile. Interior finish quality varies across the inventory; apartment-level diligence is the right reference for any given line and floor.
Building operations
Leighton House operates as a full-service condominium with a 24-hour doorman and concierge and a live-in resident manager. The amenity package is anchored by a double-height windowed health club with a yoga studio, a basketball court, and steam rooms and saunas — a genuinely deep fitness offering — plus a landscaped private garden with a children's playground, a central laundry room, and a bike room.
Two honest gaps are worth naming: there is no on-site parking garage and no roof sundeck. Buyers who require in-building parking should factor nearby garage options, and those who want a rooftop amenity should weigh the trade against the building's other strengths. Common charges and property taxes should be modeled at the apartment level; buyers should review the building's financials, reserve position, and any assessments during due diligence.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $96,189/yr
- Per unit / month range
- $0 – $49
- Modeled exposure split equally across 162 units (the city tax-lot count). Not an assessed amount; co-op shareholders are typically charged by share allocation.
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, 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 — 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.
Management & transfer contacts
- Sublet policy
- Allowed
- Notable fees
- Sublet Fee $2,500 (refundable if denied) + Annual Sublet Administration Fee $600; renters not allowed pets
Recent sales
Leighton House trades as a distinguished full-service Yorkville condominium, with the architectural pedigree, the four-per-floor privacy, and the strong upper-floor views supporting pricing relative to more generic corridor inventory. Larger units — the four- and five-bedroom homes and the duplexes — carry the building's premium pricing, while smaller lower-floor inventory prices below.
Apartments here have historically taken a measured marketing period, which is typical for larger, higher-price condominium inventory. Comparable analysis should reference recent closings on the specific line and floor rather than a single building-wide average.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings 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 |
|---|---|---|---|---|---|
| Jun 16, 2026 | 26C | 2 BR · 1,481 sf | $1,850,000 | $1,249/sf | off-mkt |
| Apr 16, 2026 | 34A | 2 BR · 3 BA · 1,347 sf | $1,800,000 | $1,336/sf | -5.0% |
| Mar 25, 2026 | 33B | 3 BR · 3 BA · 1,400 sf | $1,900,000 | $1,357/sf | -4.8% |
| Nov 7, 2025 | 20C | 3 BR · 2 BA · 1,481 sf | $1,950,000 | $1,317/sf | -15.2% |
| Oct 31, 2025 | 8F | 4 BR · 2.5 BA · 1,931 sf | $2,550,000 | $1,321/sf | +15.9% |
| Aug 5, 2025 | 36C | 3 BR · 3.5 BA · 2,237 sf | $3,487,500 | $1,559/sf | -7.0% |
| Dec 20, 2024 | 15CD | 4 BR · 3.5 BA · 2,900 sf | $3,750,000 | $1,293/sf | -0.7% |
| Dec 19, 2024 | PH1B | 3 BR · 3.5 BA · 2,170 sf | $3,260,000 | $1,502/sf | +0.3% |
Market read. Most recent trades (2026) cleared a median $1,116/sf (floor-adjusted) across 3 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 3.0% 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 1-01550-7501). 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 from recorded condo declarations and offering plans.
Closed rents at Leighton House, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 2 | $4,137 |
| 2 bedroom | 4 | $6,500 |
7 closed leases, October 2023 to September 2026. Most recent lease July 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
At the recent median sale of $2.55M (9 sales since 2024), a buyer putting 25% down would pay about $104,896 to close, or 4.1% of the price.
- Mansion tax: $31,875
- Mortgage recording tax: $36,816
- Title insurance: $11,475
- Attorneys, lender, building fees, reserves and filings: $24,730
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
The architecture and the four-per-floor plan are the draw. A Polshek-designed facade and only four homes per floor deliver design pedigree and privacy rare in the corridor's condominium tier.
Condominium flexibility is real. Financing up to roughly 90 percent, pied-à-terre and investor use permitted, and a famously accommodating board. Closings are condo-fast.
Note the two amenity gaps. No parking garage and no roof sundeck — factor both against the building's strengths.
Confirm the apartment-level pet rule. Pets are permitted building-wide, but a small number of individual units carry a no-dogs restriction; confirm for the specific apartment.
What to know if you’re selling
Lead with the Polshek pedigree and the privacy. The distinguished facade and the four-per-floor plan are the building's most marketable and most differentiated features.
Price at the line and floor. View, exposure, floor, and renovation condition drive meaningful variation; reference the specific line's recent comparables.
Plan a measured marketing period for larger units. The building's larger inventory historically takes longer to trade and prices against a specific comparable set.
Comparable buildings
If you're considering Leighton House, also evaluate:
- 171 East 84th Street (Evans Tower) — Yorkville / Carnegie Hill condominium with a retractable-dome rooftop pool
- 400 East 84th Street (The Strathmore) — nearby Yorkville tower with a pool and squash court
- 200 East 89th Street (The Monarch) — Yorkville condominium with an indoor atrium pool
- 401 East 89th Street (Gracie Towne House) — flexible far-Yorkville condop near Carl Schurz Park
- 400 East 85th Street — a 1959 Upper East Side cooperative
- The Kent (200 East 95th Street) — newer Carnegie Hill condominium (trade-up comparison)
More Upper East Side buildings
- 359 East 68th Street — 1984 condominium
- 360 East 72nd Street — 1963 co-op by Philip Birnbaum & Associates
- 360 East 89th Street (Citizen360) — condominium by SHoP Architects
- 363 East 76th Street (Sherman Towers) — 1963 co-op
- 370 East 76th Street (Newport East) — 1966 co-op
- 389 East 89th Street — 2002 condominium
The neighborhood
For the full corridor — architecture, 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. 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.
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