The Oxford (422 East 72nd Street)
422 East 72nd Street, New York, NY 10021
Lenox Hill, Upper East Side
BBL 1014667501 · BIN 1045832
- Year built
- 1990
- Type
- Condominium
- Units
- 199
- Floors
- 44
- Landmark
- No
- Pets
- Permitted under condominium rules (cats and dogs)
- Financing
- Condominium — minimum 10% down; no co-op-style financing cap
- Flip tax
- None documented as a condominium; confirm any current transfer fee at offer stage
Every recorded sale at this building, 2002–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $1,285
- Listing discount
- 3.3%
- Recorded sales
- 236
- On record
- 2002–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Oxford 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.
The Oxford is the courtyard condominium of far-east Lenox Hill — a 44-story Emery Roth & Sons tower, built in 1990, set roughly 65 feet back from East 72nd Street behind a formal English cobblestone garden court that gives the address a private, gated approach unusual for the neighborhood. Behind the court, a covered glass walkway leads to a double-height glass lobby, and above it sits one of the deeper amenity plants on the corridor — a full-floor health club, a heated indoor pool, and an indoor basketball court among them.
Its position in the market is defined by that combination of setback, amenity depth, and condominium flexibility. The cobblestone forecourt and the covered arrival sequence read as a private-house entrance rather than a street-line lobby, and the building's white-glove reputation is long-standing. As a condominium, it offers what the surrounding co-ops cannot: pied-à-terre and investment use, subletting, and financing without a board's income and reserve thresholds — which keeps it on the shortlist for buyers who want a full-service tower and the freedom that condominium ownership carries.
The location is far-east 72nd Street between First and York — a quiet, residential stretch near the river, a short walk to the Second Avenue subway at 72nd Street. It trades the density of the Lexington and Third Avenue spines for calm and light, with the amenity program to justify the walk.
Architecture and unit composition
Emery Roth & Sons designed a postwar luxury tower whose defining move is the setback: the building steps back roughly 65 feet from the street behind a cobblestone courtyard garden, entered through a gated court and reached by a covered glass walkway into a double-height glass lobby. The forecourt gives the tower a formal, private approach that separates it from the street-line entrances of its neighbors.
The roughly 199 residences — reduced from an original count near 204 by owner combinations — run from one-bedrooms through large three- and four-bedroom homes, with several full-floor and duplex family layouts assembled over the years, including a duplex approaching 6,000 square feet. Apartments carry oversized herringbone floors, marble baths with soaking tubs and separate showers, walls of windows with open city and river light, and many with balconies or terraces; a number have wood-burning fireplaces, and dual elevator banks serve the tower. Because floor, line, and exposure drive value so heavily in a tower of this height, same-line, same-floor comparables — not blended per-foot averages — are the correct analytical unit.
Building operations
The Oxford operates as a full-service, amenity-heavy condominium: 24-hour doorman and concierge, a live-in resident manager, and a full-floor (~9,500 sf) health club with a gym and yoga room, a heated indoor pool, sauna and massage rooms, a landscaped roof and sun deck, an indoor basketball court, a catering kitchen, a children's playroom and outdoor playground, a bike room, central laundry, and an on-site valet parking garage reached by elevator. Common charges reflect the staffing and the amenity plant a building of this scale requires — a full-floor club and an indoor pool are capital-intensive to maintain. Buyers should confirm the specific unit's carry, and review the reserve position and any active assessment during diligence.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $226,155/yr
- Per unit / month range
- $0 – $96
- Modeled exposure split equally across 197 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 FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
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
- Notable fees
- Buyer Building Application Processing Fee $1,000; Working Capital Contribution equal to 2 months' common charges; Move-in/Move-out deposit $2,500 each. Condo lease fee $500 (1yr)/$1,000 (2yr)
Recent sales
The Oxford trades as a premium full-service Lenox Hill condominium where the amenity package, the private courtyard approach, and the tower's height drive value. Pricing is set unit-by-unit: higher floors and open-view lines carry premiums, and the large combined and duplex family homes trade on their own comparable set. The condominium structure widens the buyer pool relative to the surrounding co-ops. Recorded sales auto-populate from public records; unit-level history and current same-line comparables are maintained in The Roebling Research Library and shared with clients during diligence. Same-line, same-exposure comparables — not building averages across a 44-story tower — are the correct basis.
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 29, 2026 | 33A | 3 BR · 2.5 BA · 1,815 sf | $2,750,000 | $1,515/sf | -8.2% |
| Apr 28, 2026 | 7E | 2 BR · 2 BA · 1,340 sf | $1,600,000 | $1,194/sf | off-mkt |
| Apr 7, 2026 | 22B | 1 BR · 1 BA · 750 sf | $805,000 | $1,073/sf | -5.3% |
| Mar 2, 2026 | 34E | 3 BR · 1,928 sf | $3,200,000 | $1,660/sf | off-mkt |
| Oct 24, 2025 | 25C | 2 BR · 2 BA · 1,470 sf | $1,718,000 | $1,169/sf | -13.9% |
| Sep 15, 2025 | 27C | 2 BR · 2.5 BA · 1,470 sf | $1,925,000 | $1,310/sf | -3.7% |
| Jul 16, 2025 | 8C | 2 BR · 2 BA · 1,189 sf | $1,730,000 | $1,455/sf | -7.7% |
| Apr 9, 2025 | 20A | 3 BR · 1,880 sf | $2,850,000 | $1,516/sf | -4.8% |
Market read. Most recent trades (2026) cleared a median $1,285/sf (floor-adjusted) across 4 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 3.3% 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 1-01466-7501). 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 The Oxford, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 5 | $4,800 |
| 2 bedroom | 6 | $8,500 |
12 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 $2.4M (11 sales since 2024), a buyer putting 25% down would pay about $99,465 to close, or 4.2% of the price.
- Mansion tax: $29,938
- Mortgage recording tax: $34,578
- Title insurance: $10,778
- Attorneys, lender, building fees, reserves and filings: $24,172
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with The Oxford and its market
The Roebling Report, monthly: Manhattan sales data and analysis, including buildings like The Oxford. Unsubscribe anytime.
We’ll use your email for The Roebling Report and note your interest in this building. See our privacy policy.
What to know if you’re buying
The amenity plant is the value — and the carry. The full-floor health club, indoor pool, and basketball court are the reason to be here, and they carry cost. Confirm the current common charge on the specific unit, the reserve position, and any assessment, and decide whether the program justifies the carry. Run the True Monthly Carrying Cost Calculator.
Condo flexibility is real. Pied-à-terre and investment use, subletting, and financing without a co-op board's thresholds are all available; minimum down payment is 10%. Cats and dogs are permitted under building rules.
Buy the floor and the exposure. Higher floors and open-view lines carry the light and the river sightlines. Price the specific line, not the tower average.
Weigh the far-east location. East 72nd between First and York is quiet and residential, a short walk to the Second Avenue subway. That calm is a feature for some buyers and a trade-off for those who want the retail density of the Lexington and Third Avenue spines.
What to know if you’re selling
Lead with the courtyard and the club. The cobblestone forecourt, the covered glass arrival, and the full-floor health club with an indoor pool are the marketing headline — a private-house approach and a resort-grade amenity floor in one building.
Price by floor and line. In a 44-story tower, altitude and exposure segment the market. The large combined and duplex homes trade on their own set.
Sell the flexibility. The condominium's pied-à-terre and sublet freedom is a combination the eastern co-ops can't match — market it to primary buyers and investors alike.
Closing timelines are condo-fast. 30–45 days from contract to closing; foreign and investor buyers are welcome under the declaration.
Comparable buildings
If you're considering The Oxford, also evaluate:
- 515 East 72nd Street — the East River amenity condominium on the same street; the closest lifestyle-building like-for-like
- Bristol Plaza (200 East 65th) — 50-story full-service condominium with a glass-enclosed pool; the amenity-tower alternative
- Trump Palace (200 East 69th) — the tall view-driven Lenox Hill condominium nearby; the height alternative
- Manhattan House (200 East 66th) — the landmarked postwar-to-condominium benchmark; the architectural alternative
- 255 East 77th Street — new-development condominium; the newer-construction price ceiling
- 340 East 64th Street — full-service condominium to the south; a value-oriented peer
More Upper East Side buildings
- 420 East 72nd Street — 1962 co-op
- 420 East 86th Street — 1935 condop
- The Royal York, 420 East 64th Street and 425 East 63rd Street — 1959 condop
- 425 East 79th Street — 1955 co-op by H.I. Feldman
- 425 East 86th Street — 1929 co-op by Sugarman & Berger
- 425 Main Street (Riverwalk Landing) — 2006 condominium by SLCE Architects
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 The Oxford?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.