360 East 89th Street (Citizen360)

The 84 residences run from one-bedrooms (around 900 square feet) through two-bedrooms (roughly 1,400–1,500 square feet), three-bedrooms (around 2,000–2,300 square feet), and four-bedrooms approaching 2,900 square feet, capped by the triplex penthouse. Layouts are family-oriented: proper entry foyers, corner living/dining rooms, many windowed and enclosed kitchens, and wide window seats that have become the building's interior signature. Finishes follow Clodagh's warm-minimalist program — white oak floors, smoked walnut doors, quartz slab kitchens, limestone and teak baths — and the setback massing produces open light on the tower floors, with river glimpses east and skyline views south and west on upper lines. Leighton House is at 360 East 88th Street, near First Avenue; assess nearby buildings from the specific apartment rather than assuming its principal exposures are open.

Full-service condominium: 24-hour door and concierge staff with a deep amenity program for the building's size — fitness center with yoga and training studios and an infrared sauna, residents' lounge, catering-kitchen dining room, screening room, music room, playroom and arts-and-crafts room, pet grooming, bike room, storage, and automated parking. Common charges and taxes run at new-development levels typical of post-2017 condo product; the building carries no documented tax abatement, so carrying costs should be underwritten at full assessment. The Roebling Research Library maintains the building's transaction history; offering-plan documents are obtained per-transaction during diligence.

Recent sales

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.

Market read. Most recent trades (2026 to date) cleared a median $1,643/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 2.0% 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 1-01551-7502; each condominium apartment is its own tax lot). 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.

Compare the design and amenities directly. For post-2015 condominiums east of Third Avenue, consider Citizen360's SHoP architecture, Clodagh interiors and specific shared facilities alongside other buildings. Any price or amenity ranking requires identified comparables rather than an assumed geographic cutoff.

Condo mechanics widen the buyer aperture. Trusts, LLCs, pieds-à-terre, and rental flexibility are generally available under the condominium framework — confirm current by-law terms and any board right of first refusal with the managing agent and your attorney at offer stage.

Underwrite full taxes. There is no documented abatement; monthly carry on family-sized units is substantial. Run the True Monthly Carrying Cost Calculator on the specific unit before offering.

The mansion tax bites at nearly every price point here. The graduated rates step up at $2 million. Run the Mansion Tax Calculator at your target price.

Parking is automated and limited. The automated system is an amenity, not a guarantee — confirm availability, licensing terms, and cost during diligence if parking is essential.

Price the micro-location honestly. First Avenue carries traffic; the 89th Street entrance is the quiet face. The Q at 86th/Second is the transit anchor, Carl Schurz Park and Asphalt Green are the lifestyle anchors. Buyers trading from Carnegie Hill should walk the block at school drop-off hours — it is a family neighborhood in full operation.

Market the architecture by name. SHoP and Clodagh are recognized names with measurable pull among design-literate buyers; the facade, the window seats, and the finish program are differentiators that generic Yorkville listings cannot match. Use them with precision.

Anchor to same-line history. Use the recorded history since late 2017, screening for sponsor sales, resales, concessions, size and condition. Compare podium and tower units explicitly; a building average does not establish that high-floor inventory is undervalued.

Position against both alternatives. Your buyer is cross-shopping newer Yorkville development (180 East 88th, the Kent) and resale condos west of Third. The argument is balance: top-of-corridor product at a discount to the Madison-corridor new-development tier, with the Q train closing the connectivity gap that once justified that spread.

If you're considering 360 East 89th Street, also evaluate:

• 180 East 88th Street — DDG's ornamental-brick tower one block southwest; the design-forward peer and closest stylistic rival
• The Kent (200 East 95th Street) — Extell's family-oriented condo six blocks north; the amenity-stack alternative
• 200 East 83rd Street — Robert A.M. Stern's limestone tower; the classical new-development step-up
• The Lucida (151 East 85th Street) — the earlier glass benchmark at 85th and Lexington
• 40 East End Avenue — boutique new development near the park; the low-key luxury alternative
• Leighton House (360 East 88th Street / First Avenue) — the slim 1980s tower on the neighboring block; the prior generation's benchmark
• 1 Carnegie Hill (215 East 96th Street) — a large-scale residential alternative; confirm its ownership structure at the corridor's northern edge
• 389 East 89th Street — the converted rental-to-condo neighbor; the value alternative on the same block