401 East 84th Street (The Dunhill)

Liebman Liebman Associates' design is a red-brick post-modern tower with bay windows and balconies, rising from a base that holds the retail unit along First Avenue. The offering plan's unit schedule shows the organization clearly: four lines (A through D) on the lower floors, with the D line ending at the 15th floor where the base gives way to the slimmer tower, and three penthouses (PHA, PHB, PHC) at the top. The plan's pricing jumps sharply in the B and C lines above the 15th floor — the tower floors carry the larger layouts, the bay windows, and the open views. Apartments run from one-bedrooms through convertible and combined two- and three-bedroom units; numerous combinations (recorded city unit count is now 84 against the original 88) have built larger homes over time. Electricity is separately metered by apartment; heat and hot water are central, supplied by Con Edison steam.

Full-service condominium: 24-hour doorman and concierge, live-in superintendent, windowed fitness center, roof deck, terraced resident lounge, children's playroom, central laundry, bike and private storage, and an on-site garage. The amenity spaces were structured in the offering plan as tenant recreation areas whose utilities are borne by the residential owners — a clean setup with no commercial entanglement beyond the single retail unit, which was retained by the sponsor side at offering and never sold as part of the residential plan. The offering plan, amendments, and by-laws are on file in The Roebling Research Library and available to clients 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 $1,092/sf (floor-adjusted) across 1 sale. 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 3.8% 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 1-01564-7502; 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.

The condo structure is the core value. Yorkville's full-service stock at this price point is overwhelmingly co-op; The Dunhill offers condominium transfer mechanics — no board interview, flexibility on financing, pieds-à-terre, and ownership structures — subject to the condominium's application requirements. Confirm current policies with the managing agent.

Buy the line, not the building average. The D line ends at the 15th floor; the tower floors above carry the premium layouts and open exposures. The spread between low-floor base units and high-floor tower units is structural — price accordingly.

The Q changed the math. The Second Avenue subway at 86th Street put this corner three blocks from a one-seat ride to Midtown — connectivity the building lacked for its first three decades. Older comparable-sales intuition understates the corridor.

Budget the entry fee stack. Listing records document a buyer-paid contribution of three months' common charges to the reserve fund at closing. Run the Buyer Closing Cost Calculator with that line included, and verify current terms against the by-laws.

Amenities without amenity-tower carry. Fitness center, roof deck, lounge, playroom, garage — a complete program for an 88-unit building. Compare monthly carry honestly against newer buildings charging for far larger amenity floors.

Market against the co-op alternative. Your most motivated buyer is often someone a co-op board would slow down or turn away — international buyers, parents buying for children, pied-à-terre purchasers. The marketing should state the condominium framework plainly.

Documentation is a selling point here. The offering plan, amendments, and by-laws are on file with us; serious buyers' attorneys get answers fast, which keeps deals on schedule. We provide the underlying documents during diligence.

Position on value, not novelty. The Dunhill will not out-amenity 180 East 88th Street or out-style a new tower; it wins on dollars per square foot for a full-service, full-amenity condo three blocks from the Q. Price to that thesis and the building competes well.

If you're considering 401 East 84th Street, also evaluate:

• 200 East 83rd Street — Robert A.M. Stern new-development condo tower; the corridor's top-tier alternative at a much higher price point
• 180 East 88th Street — boutique new-development condo nearby; the design-forward step-up
• The America (300 East 85th Street) — nearby Yorkville tower one block north; verify ownership, financing and policy terms separately
• Channel Club (455 East 86th Street) — 1980s condo tower toward East End with river proximity
• Ruppert Yorkville Towers (1601–1641 Third Avenue) — 1970s Third Avenue towers converted to condominium in 2003; a larger-scale condominium alternative on the Third Avenue spine, of an earlier vintage
• Leighton House (360 East 88th Street) — a nearby tower of similar scale; verify its ownership and purchase requirements separately
• 40 East End Avenue — boutique new-development condo near the park; the prestige-corridor alternative
• 200 East End Avenue — full-blockfront post-war co-op opposite Carl Schurz Park; the co-op alternative for view-driven buyers