River East Plaza (402 East 90th Street)
402 East 90th Street, New York, NY 10128
Yorkville, Upper East Side
BBL 1015697501 · BIN 1050638
- Type
- Condominium
- Units
- 82
- Pets
- Pet-friendly under condominium rules
- Subletting
- Permitted under the condominium declaration; confirm current terms at offer stage
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2003–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $970
- Listing discount
- 1.9%
- Recorded sales
- 82
- On record
- 2003–2025
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at River East Plaza 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.
River East Plaza is one of Yorkville's genuine adaptive-reuse stories. The building began around 1910 as a low-rise commercial structure; in 1983 it was converted and vertically expanded into a 12-story residential condominium. The conversion preserved the original arched windows on the fifth-floor facade — a distinctive detail that carries the building's early-20th-century commercial origins into its residential life and gives the exterior a character that ground-up postwar Yorkville towers do not have.
For buyers, the building sits at Yorkville's accessible mid-market. It is a doorman condominium on a quiet stretch of 90th Street between First and York Avenues — one block from Carl Schurz Park, close to the East River Esplanade, Asphalt Green, and the neighborhood's Yorkville amenities — at a price point well below the prime Upper East Side avenues. Buyers who want condominium ownership mechanics (financing flexibility, pied-à-terre use, subletting, no cooperative board interview) in a full-time-doorman building without paying a trophy premium consistently find their way to buildings like this one.
The adaptive-reuse origin also produces the building's distinctive interior character: converted commercial floor plates can yield apartment layouts and proportions that differ from standard postwar residential construction, and the building's loft-conversion lineage is part of what buyers respond to.
Architecture and unit composition
River East Plaza is a masonry building rather than a glass or pre-war-residential structure. Its defining architectural feature is the set of original arched windows on the fifth-floor facade, retained from the building's early commercial life during the 1983 conversion. The canopied entrance and the interior courtyard round out the exterior character.
The apartment mix runs from studios and one-bedrooms through two-bedroom configurations, with two-bedroom units representing much of the building's mid-market inventory. In-unit washer/dryers are permitted, and the converted-building lineage produces layouts that vary from standard postwar plans.
Building operations
River East Plaza operates as a full-service condominium with a 24-hour doorman/lobby attendant, a live-in super, a common laundry, secure bike storage, and an interior courtyard as shared outdoor space. There is no pool, gym, roof deck, or on-site parking garage.
The condominium operates under standard condominium governance. Purchaser applications follow the procedural condominium framework rather than a substantive cooperative board review. Building policies on financing, subletting, pied-à-terre use, flip tax, and pets operate under the condominium declaration and by-laws; specific current policies should be confirmed against building materials during due diligence.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
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; shareholders may sublet immediately
- Notable fees
- Max financing 90%; buyer/seller move-in/out fees $500 each + $500 deposits; application fee $300
Recent sales
River East Plaza trades at Yorkville's mid-market. Recent trading has generally run in the range typical of the neighborhood's converted and postwar condominium inventory, with two-bedroom apartments representing the building's core. Pricing sits well below the prime Upper East Side avenues, reflecting the location, the amenity scope, and the mid-market positioning. As with any building, pricing should be read at the apartment level — floor, exposure, condition, and layout all drive variation, and the converted-building layouts mean condition and configuration matter more here than in standardized postwar stock.
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 |
|---|---|---|---|---|---|
| May 22, 2025 | 8D | 1 BR · 1 BA · 967 sf | $970,000 | $1,003/sf | -8.9% |
| Aug 7, 2024 | 6D | 2 BR · 1 BA · 967 sf | $999,999 | $1,034/sf | +0.1% |
| Dec 6, 2023 | 7G | 3 BR · 2 BA · 1,283 sf | $1,270,000 | $990/sf | -9.0% |
| Jun 15, 2023 | 12F | 1 BR · 850 sf | $760,000 | $894/sf | -5.0% |
| Jun 5, 2023 | 3A | 2 BR · 2 BA · 1,278 sf | $1,299,000 | $1,016/sf | +0.0% |
| Feb 27, 2023 | 5E | 1 BR · 1 BA · 860 sf | $710,000 | $826/sf | +1.4% |
| Aug 15, 2022 | 5A | 2 BR · 2 BA · 1,238 sf | $1,433,000 | $1,158/sf | +0.0% |
| Jun 27, 2022 | 6B | 3 BR · 2 BA · 1,304 sf | $1,550,000 | $1,189/sf | +3.3% |
Market read. Most recent trades (2025) cleared a median $970/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 1.9% 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 1-01569-7501). 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 River East Plaza, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 2 | $4,600 |
| 2 bedroom | 5 | $6,495 |
8 closed leases, October 2023 to September 2026. Most recent lease February 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
Buying here? Condo closing costs with a mortgage typically run 3 to 6% of the price. See NYC co-op and condo closing costs, line by line.
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What to know if you’re buying
This is an adaptive-reuse building. The 1983 conversion of an early-20th-century commercial structure produces distinctive layouts and the signature preserved arched windows. Buyers should evaluate the specific apartment's layout and light, since converted floor plates vary more than standard postwar construction.
Condominium flexibility is real. Financing flexibility, pied-à-terre and investment use, and subletting are accommodated under the condominium declaration. Our Co-op vs Condo guide covers the distinction.
The amenity scope is modest. This is a doorman condominium with a courtyard and the core services — not a full amenity tower. Buyers who want a gym, pool, or roof deck in the building should weigh that; buyers who want condominium ownership and a doorman at a mid-market price will find the scope appropriate.
Confirm specifics directly with management. Flip-tax detail, sublet terms, pet policy, alteration-agreement scope, and the building's current financial profile should be confirmed against current materials during due diligence.
Carrying cost is modest for the tier. Model the full monthly carry (common charges + property taxes + utilities + insurance) at the apartment level.
What to know if you’re selling
Foreground the adaptive-reuse character and the condominium form. The preserved arched windows, the converted-building layouts, and the condominium ownership mechanics distinguish the building from standardized postwar stock. Lead marketing with the specific apartment's layout, light, and character.
Pricing requires apartment-level comparable analysis. Converted layouts vary, so comparables should be read carefully at the line, floor, and condition level.
Board approvability is procedural at a condominium. The condominium's review is procedural rather than substantive, which widens the buyer pool.
Closing timelines are condominium-standard. Plan for 30–60 days from contract through closing under typical circumstances.
Comparable buildings
If you're considering River East Plaza, also evaluate:
- 400 East 90th Street — adjacent Yorkville condominium (Century Tower) with a full amenity suite
- 400 East 84th Street — nearby Yorkville condominium
- 400 East 85th Street — nearby Yorkville building
- The Georgica (305 East 85th) — Cetra/Ruddy's 2009 glass-curtainwall Yorkville condominium
- 52 East End Avenue — larger Yorkville condominium tower near the river
- 360 East 88th Street — nearby Yorkville / Carnegie Hill condominium
More Upper East Side buildings
- Gracie Towne House (401 East 89th Street) — 1960 condop by Philip Birnbaum & Associates
- The Amherst (401 East 74th Street) — 1962 co-op
- 402 East 74th Street — 1937 co-op
- 404 East 66th Street — 1960 condominium
- 404 East 76th Street (The Impala) — 2000 condominium
- 404 East 79th Street (Hampton House) — 1985 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.
Considering a move at River East Plaza?
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