427 East 90th Street

Gracie Green operates as a boutique full-amenity condominium with an attended lobby backed by virtual-doorman service, a rooftop terrace with East River and city views, a fitness/wellness studio, a Central Park–themed children's playroom, a pet grooming station, a bike room, a laundry room, a package room, an event/game room, and resident storage — plus the Asphalt Green membership partnership. Staffing centers on a part-time attended lobby with virtual-doorman coverage outside those hours; buyers should confirm current attended hours at offer stage.

Because the residences are deeded condominium units, ownership carries the flexibility the form implies: no cooperative board interview, purchaser financing through the buyer's own lender, and pied-à-terre use, investment ownership, and subletting permitted under the condominium bylaws. The building is pet-friendly, with a grooming station on site. As with any new-development condominium, confirm the pet-policy specifics, any transfer or working-capital contribution, the current sublet terms, and the building's financial profile against the offering plan and current house rules at offer stage.

Gracie Green is a contemporary building designed to sit comfortably alongside its pre-war neighbors: a tan-masonry façade with oversized French-casement in-swing windows and glass-enclosed balconies, described by the developer as a modern aesthetic inspired by the area's older buildings. The interior architecture and design, by GE-T Architects, run through the building's 21 residences, more than half of which have private outdoor space, alongside in-unit laundry and central air. The homes range from one-bedrooms through larger family layouts up to top-floor penthouses. As with any boutique new-development building, layouts and outdoor space vary meaningfully by line, so apartment-specific evaluation is essential.

East 90th Street between First and York sits in the Gracie/Yorkville corner of the Upper East Side — a neighborhood anchored by Carl Schurz Park, Gracie Mansion, and the East River esplanade. Asphalt Green, the well-known sports and aquatics center, is one block away at York and 90th, and Gracie Green offers residents a membership partnership with the facility. The location trades on green space and recreation more than on transit density, though the Second Avenue subway and the Lexington Avenue lines serve the broader neighborhood. The building carries no landmark designation; the nearby Henderson Place Historic District lies several blocks south and does not include this site.

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) cleared a median $1,329/sf (floor-adjusted) across 2 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 6.6% 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 1-01570-7501). 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.

Buying here is a condominium path: your own financing, no substantive board approval, and full use flexibility under the bylaws. The reasons to buy are concrete — new construction with a deep amenity package, private outdoor space in most residences, a rooftop terrace with river views, and immediate proximity to Carl Schurz Park and Asphalt Green, all at an accessible Yorkville price point. Because the building is new and small, review the offering plan carefully, confirm the sponsor's remaining inventory and any incentives, verify the current attended-lobby hours, and underwrite the specific residence by floor, exposure, and outdoor space.

The story is new-development quality at the green edge of Yorkville — river parks, Asphalt Green, and a full amenity package in a boutique building. Pricing should be apartment-specific: floor level, exposure, private outdoor space, and view drive value, and recent comparables on the relevant configuration should anchor the number. Positioning should lead with the building's newness, the amenity depth and Asphalt Green partnership, the rooftop terrace, and the park-adjacent location, framing the boutique scale as a feature.

If you're considering 427 East 90th Street, also look at these Yorkville / Upper East Side buildings:

• 400 East 90th Street — same block, directly comparable Yorkville ownership profile
• 402 East 90th Street — same block, boutique building serving an overlapping buyer pool
• 114 East 90th Street — East 90th Street comparable for neighborhood context
• 161 East 90th Street — nearby East 90th Street building serving similar buyers
• 181 East 90th Street — East 90th Street building for cross-block price context
• 51 East 90th Street — East 90th Street comparable toward the park blocks