- Type
- Condominium
- Units
- 30
- Pets
- Permitted; verify current policy at offer stage
- Subletting
- Permitted under standard condominium board procedures; verify at offer stage
- Pied-à-terre
- Allowed
40 East End Avenue is the first new-construction residential project designed by Peter Marino — the New York-based architect whose substantive luxury retail portfolio includes flagship stores for Louis Vuitton, Chanel, Dior, and the broader luxury-goods house global flagship program. Completed for residential occupancy in 2018 from a design by Marino with SLCE Architects as executive architect, and developed by Toll Brothers City Living, the 22-story limestone-clad condominium tower at East End Avenue and 81st Street sits immediately adjacent to Carl Schurz Park — the substantial 14-acre Upper East Side park that includes Gracie Mansion, the official residence of the Mayor of New York City.
The building represents Marino's substantive transition from his substantial luxury retail and private residential practice into the new-construction Manhattan residential market. The substantial restrained limestone exterior, the substantial apartment-scale residential program (30 units across 22 stories produces substantially larger full-floor and multi-floor apartment configurations than the typical contemporary boutique residential building), and the substantial Marino-led interior architectural program together produce a building that anchors the East End Avenue corridor's contemporary luxury residential register.
The building's resident roster across its 2018 opening and subsequent years has anchored a substantial portion of the contemporary East End Avenue / Upper East Side high-end residential demographic. The buyer pool clusters in several recognizable patterns: primary-residence buyers for whom the substantial Carl Schurz Park and Upper East Side residential context matches the buyer demographic; international and pied-à-terre buyers for whom the building's architectural significance and the substantial Marino interior design register produce a buyer-compatible residential profile; and the broader Upper East Side residential demographic for whom the substantial Marino-attribution and the substantial contemporary apartment-scale residential register provide a substantive alternative to the substantial Park-and-Fifth-Avenue prewar cooperative inventory. The specific resident composition, by the operational privacy of condominium ownership and the boutique scale of the building, is less publicly visible than the equivalent cooperative resident demographic.
For buyers, 40 East End Avenue represents a specific position within the Manhattan luxury market: the only substantial new-construction Manhattan residential project anchored in Peter Marino's substantial luxury-retail-and-private-residential design tradition, with the substantial East End Avenue / Carl Schurz Park location, and the substantial apartment-scale residential character that the building's design and Upper East Side waterfront location together produce.
Architecture and unit composition
Peter Marino's design for 40 East End Avenue addressed several design challenges that the East End Avenue site, the substantial Carl Schurz Park adjacency, and the substantive residential program brief produced. The East End Avenue context — a relatively quiet residential corridor on the eastern edge of the Upper East Side, with substantial East River exposure and the substantial Carl Schurz Park infrastructure that anchors the corridor's residential character — requires substantive architectural engagement with the substantial residential register of the corridor.
The design solution organized the building around a substantial restrained limestone exterior that engages substantively with the substantial Upper East Side pre-war residential character without attempting to replicate historic detailing. The substantial floor-to-ceiling glass exposures on the building's principal apartment exposures support substantial East River and Carl Schurz Park views, with the substantial apartment-scale configurations producing substantial full-floor and substantial multi-floor apartments at the upper register of the contemporary East End Avenue inventory.
The interior architectural and finish program — calibrated by Marino through the substantial integration of the firm's substantial luxury-retail and luxury-residential design experience — is at the upper register of the contemporary Manhattan luxury residential market. The substantial custom material treatment characteristic of Marino's substantial luxury practice (substantial natural-stone work, substantial bronze and metalwork, substantial substantive material craft) anchors the interior register. The substantial ceiling heights, the custom kitchen and bathroom design programs, and the substantial primary-bedroom and dressing-room configurations together produce an interior register that distinguishes the building from the broader contemporary East End Avenue inventory.
Building operations
40 East End Avenue operates as a full-service condominium with the substantial amenity infrastructure calibrated to the building's boutique scale and the substantial Peter Marino design pedigree. The 24-hour doorman, concierge, and full-time residential management infrastructure anchor the building's operational standard.
The amenity package — calibrated to the building's boutique scale rather than to the substantial amenity infrastructure characteristic of the period's larger supertall residential buildings — includes substantial wellness facilities (a swimming pool, spa and treatment facilities, a fitness center), residents' dining and event facilities, a private screening room, dedicated outdoor terrace and rooftop infrastructure with substantial East River and Carl Schurz Park exposures, and the substantial residential infrastructure characteristic of the contemporary boutique residential market.
The condominium operates under standard condominium governance. Application processing for new purchasers follows the standard condominium procedural framework. Building policies on financing, subletting, pied-à-terre use, and other operational matters operate under the condominium framework with the building-specific policies set in the offering plan and the condominium's by-laws; specific policies should be confirmed against current materials during due diligence.
What to know if you’re buying
The architectural and interior-design pedigree is the structural feature. 40 East End Avenue's combination of the Peter Marino design — the firm's first new-construction residential commission — the substantial limestone exterior, the substantial Marino-led interior architectural program, and the substantial East End Avenue / Carl Schurz Park location together constitute the building's structural premium.
Apartment configurations are substantial in scale. The building's 30 units across 22 stories produces substantially larger full-floor and multi-floor apartment configurations than the typical contemporary boutique residential inventory. Pricing requires apartment-specific comparable analysis at the apartment-line level.
The East River and Carl Schurz Park location is a substantive component of the buyer experience. The building's immediate adjacency to Carl Schurz Park (the substantial 14-acre Upper East Side park anchored by Gracie Mansion), the substantial East River esplanade, and the broader East End Avenue residential corridor produces a substantial daily-life environment substantially different from the more central Upper East Side residential inventory.
The interior-design register is a substantive value driver. Marino's substantial luxury-retail and luxury-residential design experience anchors the building's interior architectural register at substantively higher quality than the typical contemporary boutique residential building. The interior register is a substantive component of the buyer evaluation.
Financing and use flexibility is substantively greater than the equivalent uptown cooperative inventory. The condominium form supports financing percentages, holding structures, and use cases that the comparable Park-and-Fifth-Avenue tier-one cooperative inventory does not accommodate. Our Co-op vs Condo guide covers the structural distinction.
Confirm specifics directly with management. Pet policy, alteration-agreement scope, working-capital contribution, the building's current financial profile, and recent operational matters should all be confirmed against current materials during due diligence.
What to know if you’re selling
Marketing should foreground the architectural and interior-design distinction. 40 East End Avenue's structural premium derives in substantial part from the Peter Marino design significance and the substantial East End Avenue / Carl Schurz Park location. Apartment-specific marketing should foreground the specific architectural and interior-design features of the unit, the floor, the exposure, and the configuration.
Pricing requires apartment-level comparable analysis. Recent comparables on the specific apartment line, floor, and exposure should anchor the marketing approach.
The buyer pool is architecturally and East-End-residentially calibrated. 40 East End Avenue's buyer pool concentrates in the design-aware segment of the Manhattan luxury market and the substantial East End Avenue residential buyer demographic.
Board approvability is procedural at a condominium. The condominium's review of prospective purchasers is procedural rather than substantive.
Closing timelines are condominium-standard. Plan for 45–60 days from contract through closing under typical financing and due diligence circumstances.
Comparable buildings
If you're considering 40 East End Avenue, also evaluate:
- River House (435 East 52nd) — the historic East River cooperative benchmark, comparable East Side waterfront residential register at the prewar tier
- 1 Sutton Place South — adjacent East Side waterfront cooperative, comparable prewar East River corridor positioning
- 25 Sutton Place South — Sutton Place cooperative with comparable East River and waterfront residential register
- 200 East 83rd Street — Robert A.M. Stern's Upper East Side condo, comparable contemporary UES new-construction substantial apartment-scale register
- 30 East 76th Street — Upper East Side new-construction with comparable architecturally distinguished material register
- Manhattan House — broader UES benchmark for substantial apartment-scale residential inventory
The Roebling Team at 40 East End
The Roebling Team at Compass works the Manhattan trophy-tier new-development inventory as a structural element of our luxury practice, with substantive engagement in the contemporary East End Avenue residential market. We publish this building profile because 40 East End Avenue buyers and sellers deserve building-specific intelligence — architectural attribution, the substantial East End Avenue context, transactional context, and the structural-evaluation considerations that distinguish trophy-tier new development.
If you're considering a purchase or sale at 40 East End Avenue, a 30-minute consultation is the right starting point.
Corey Cohen · The Roebling Team at Compass 646.939.7375 · c.cohen@compass.com