44 East 67th Street
44 East 67th Street, New York, NY 10065
Lenox Hill, Upper East Side
BBL 1013817503 · BIN 1076286
- Year built
- 1941
- Type
- Condominium
- Units
- 46
- Floors
- 13
- Landmark
- Designated
- Pets
- Pets permitted, cats and dogs, per management-sourced records
Every recorded sale at this building, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,876
- Listing discount
- 5.2%
- Recorded sales
- 56
- On record
- 2003–2026
Rosario Candela is remembered for the limestone Park and Fifth Avenue cooperatives of the 1920s — 740 Park, 834 Fifth, 1040 Fifth — buildings whose plans defined what a large Manhattan apartment could be. 44 East 67th Street is Candela at the other end of his career and in a different register entirely. By 1940 the market for fifteen-room simplexes had evaporated, the Depression had reorganized what developers would build, and Candela was designing for tenants rather than for shareholders. What he produced on this block is a transitional Art Deco and Art Moderne building of three-, four- and five-room apartments, with the streamlined vocabulary of its moment rather than the classical one of his famous work.
The design rewards attention at the sidewalk. A two-story base supports ten floors of brick; the entrance sits within rounded, reeded corners beneath an offset canopy that curves rather than projects squarely; rusticated brick spandrels animate the central bays. Above, the setbacks step in with terraces of varying shape, so the upper third of the building reads sculpturally against the sky rather than as a flat parapet. The original steel casement windows are still in place, which is rare on a building of this age and is the single detail that most changes how the apartments feel from inside.
The plan is the second argument. The New York Sun described a typical floor of three-, four- and five-room arrangements including a four-room duplex; specially planned duplexes on the eleventh and twelfth floors with terraces, open fireplaces, outside galleries, winding staircases and extra lavatories; and a penthouse of two three-room apartments with terraces on three sides. That program survives in the recorded unit schedule: lines A through E on floors 2 through 11, duplexes at the top of the stack, and two penthouse residences above.
The structural fact that most distinguishes the building today is tenure. Pre-war Upper East Side buildings between Madison and Park are cooperatives almost without exception; 44 East 67th Street converted to condominium ownership in 1988 and remains one. That single difference governs nearly everything a buyer experiences here — no board interview, no financing ceiling, no restriction on purchasing through an LLC or a trust, no bar to pied-à-terre use, and a closing timeline measured in weeks rather than months. Buyers who want the proportions and casement light of a 1941 Candela building without the governance of a pre-war co-op have a very short list, and this is on it.
The building's other distinguishing fact is less flattering and equally important. The original sponsor entity, Harley 67th Street Group, LLC, still owned seven units — approximately 15 percent of the condominium — at the most recent year-end reported in the audited financial statements on file. Thirty-five years after conversion, that is an unusually large residual sponsor position, and it shapes both the rental character of part of the building and the pattern of what comes to market.
Architecture and unit composition
The building occupies a wide mid-block lot of roughly 80 by 100 feet, which gives the plan more front than most side-street pre-war buildings of its size and allows five apartment lines across a typical floor rather than three or four. Zoning on the block is R8B, and at a built floor-area ratio of roughly 7.5 against a 4.0 residential maximum, the building is substantially over what current rules would permit — it exists as a pre-existing non-conforming structure, and nothing of comparable bulk could be built on the block today.
The recorded unit schedule tells a more specific story than the raw count. Lines A through E run the building, but the B line appears only at floors 2, 3 and 11; on floors 4 through 10 the schedule carries A, C, D and E only, with 8D and 8E carried on a single unit lot designated 8DE. Beyond that, decades of combinations have further reduced the number of physical apartments below the 46 residential lots on record — the Department of Buildings carries an alteration application combining 7D and 7E, and units have traded under combined designations such as 9DE. The practical consequence is that inventory here is idiosyncratic. There is no reliable "typical" two-bedroom at 44 East 67th Street; each line and each floor has to be evaluated on its own plan.
Interiors retain the pre-war attributes that bring buyers to this vintage: herringbone hardwood floors, beamed ceilings, well-proportioned rooms, wood-burning fireplaces in many of the upper-floor apartments, and the deep casement openings that give the rooms their light. The eleventh-floor duplexes and the two penthouses carry private terraces; the penthouse residences have outdoor space on three sides.
Building operations
44 East 67th Street runs as a full-service condominium with a 24-hour attended lobby, doorman and concierge coverage, a landscaped garden courtyard, a laundry room, bicycle storage, and storage bins available to unit owners for a fee. Staff are covered by the SEIU Local 32BJ collective bargaining agreement, and payroll and union benefits together account for roughly two-thirds of the building's total expenses — the dominant line in the budget and the one most exposed to contract renewals.
The building's capital posture deserves a careful read. Two significant projects have run in recent years: an elevator modernization contracted at approximately $477,000 and completed by the end of 2022, and a Local Law 11 façade repair program contracted in June 2023 at approximately $488,130. To fund the second, the board approved a $480,000 special assessment in June 2023, spread over twelve months beginning that August. Both projects are documented in the audited financial statements on file.
The reserve fund stood at roughly $353,000 at the most recent year-end on file, down from approximately $420,000 a year earlier, against an accumulated operating deficit that grew over the same period. The auditors also noted that management has not commissioned a reserve study estimating the future cost of major repairs and replacements. For a 47-unit building that has just absorbed elevator and façade work back to back, that is a thin cushion, and it is the single item a buyer should press hardest on: ask for the current year's financial statements, the status of the Local Law 11 filing cycle, and whether any further assessment has been contemplated since the façade contract closed out.
Common charges have risen steadily — 3 percent in 2022, 4 percent in 2023, and 5.5 percent on the residential units in 2024, per the budget schedules on file. The commercial unit contributes a small share of total common charges, and ancillary income from storage, transfer fees and alterations is a meaningful supplement to a building of this size. None of that is unusual; it simply means the carrying cost trend here is upward and should be underwritten as such rather than held flat.
Policy framework
Ownership form: Condominium. Purchases close through the board's right of first refusal rather than a cooperative approval and interview, which typically produces a 30-to-45-day closing timeline.
Pets: Permitted, cats and dogs, per management-sourced records. Confirm weight and breed rules in the house rules.
Pied-à-terre, LLC, trust and foreign ownership: Permitted under the standard condominium framework.
Subletting: Permitted under the standard condominium framework. Minimum lease terms and any registration requirement should be confirmed with the managing agent.
Financing: No cooperative-style financing ceiling applies. Lender requirements will turn on the condominium's owner-occupancy ratio and sponsor concentration, both of which are affected by the residual sponsor holding described above — a point worth raising with a lender early rather than late.
Transfer fee: 1 percent of the sale price, payable by the seller, per the audited financial statements on file. This is a real drag on net proceeds and belongs in any seller's net sheet from the first conversation.
Landmark review: The building sits within the Upper East Side Historic District. Window replacement, terrace enclosures, railings, and anything else visible from a public thoroughfare require Landmarks Preservation Commission approval in addition to the board's and the Department of Buildings'. Buyers planning to replace the original casements should budget the LPC process into the timeline.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $19,450/yr
- Per unit / month range
- $0 – $35
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.
Recent sales
44 East 67th Street trades as a pre-war condominium, which places it in a small and structurally advantaged category on the Upper East Side. Comparable analysis should be run on a dollars-per-square-foot basis against other pre-war condominium conversions in the Sixties and Seventies — 40 East 66th Street, 21 East 66th Street and The Marquand are the natural set — and not against the pre-war cooperative stock that surrounds the building, whose per-room economics, financing rules and buyer pools are entirely different. A pre-war co-op and a pre-war condo of identical size on the same block do not clear at the same number, and the gap is the value of the condominium framework.
Within the building, pricing is line- and floor-specific to an unusual degree. The absent B line above the third floor, the recorded and physical combinations, the eleventh-floor duplexes and the two terraced penthouses mean the inventory does not fall into clean tiers. The residual sponsor position further shapes supply: a block of units held by the original sponsor entity is not open-market inventory, and its eventual disposition is a variable worth understanding before pricing either a purchase or a sale. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, curated by The Roebling Team research desk. 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 16, 2026 | 11C | 2 BR · 2.5 BA · 1,407 sf | $3,307,500 | $2,351/sf | -2.0% |
| Apr 23, 2026 | 7 | 2 BR · 2.5 BA · 1,117 sf | $2,175,000 | $1,947/sf | +0.0% |
| Jan 9, 2026 | 9BC | 4 BR · 3 BA · 2,575 sf | $4,800,000 | $1,864/sf | -12.7% |
| Jan 7, 2026 | 9C | 2,497 sf | $4,800,000 | $1,922/sf | off-mkt |
| Sep 27, 2025 | 9DE | 3 BR · 2 BA · 1,850 sf | $2,985,000 | $1,614/sf | -3.7% |
| Sep 22, 2025 | 9D | 945 sf | $2,985,000 | $3,159/sf | off-mkt |
| Jun 5, 2025 | 11C | 2 BR · 2.5 BA · 2,179 sf | $3,840,000 | $1,762/sf | off-mkt |
| Apr 30, 2025 | 3C | 2 BR · 1,380 sf | $2,120,000 | $1,536/sf | -7.6% |
Market read. Most recent trades (2026) cleared a median $1,876/sf across 3 sales. Median listing discount 5.2% 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 1-01381-7503) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. 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.
What to know if you’re buying
The tenure is the product. A 1941 Candela building that trades as a condominium is a genuinely scarce combination. If condominium flexibility is what you need — LLC or trust ownership, pied-à-terre use, no financing ceiling, no board interview — that is the reason to be here, and it should anchor what you are willing to pay.
Read the reserve position and the assessment history before you read the floor plan. Elevator modernization and a Local Law 11 façade program ran back to back, funded in part by a $480,000 special assessment. The reserve fund declined over the most recent year on file and no reserve study exists. Ask the managing agent for the current financials and the current façade filing status.
Ask your lender about sponsor concentration early. The original sponsor entity still held roughly 15 percent of the units at the most recent year-end on file. Condominium lending guidelines are sensitive to single-entity concentration and owner-occupancy ratios; this is the kind of detail that surfaces late and derails a closing.
Walk the specific line. There is no representative apartment here. Combinations, the missing B line above the third floor, duplexes at the eleventh floor and the two penthouses mean the plan you are buying is likely unique in the building.
The casements are an asset and an obligation. The original steel casement windows are a large part of why the apartments feel the way they do. They are also inside a landmarked district, so replacement is an LPC matter as well as a board matter.
Budget the seller's 1 percent on the way out. It will not affect your purchase, but it will affect your eventual return, and it is easy to forget at the front end.
What to know if you’re selling
Lead with the category, not the finishes. "Pre-war Candela condominium in the Upper East Side Historic District" describes a very small set of buildings. That is the headline, and it reaches buyers — LLC purchasers, part-time New Yorkers, foreign buyers — whom the surrounding cooperatives cannot transact with at all.
Get ahead of the capital story. Recent façade and elevator work is a positive if presented as completed capital improvement, and a negative if a buyer's attorney discovers the assessment during diligence. Assemble the financials, the contract closeouts and the current Local Law 11 status before you list.
Price against pre-war condominiums, not against the block. The co-ops on either side are not your comparables. Your comparable set is the handful of pre-war condominium conversions on the Upper East Side, and it is worth building the argument explicitly.
Present the plan as specific. With combinations, a missing line, duplexes and terraced penthouses, a building average tells a buyer nothing. Floor plans, exposures, terrace square footage and fireplace status carry the pricing.
Comparable buildings
If you're considering 44 East 67th Street, also evaluate:
- 40 East 66th Street — a pre-war rental converted to condominium one block south; the closest peer by tenure, vintage and corridor
- 21 East 66th Street — one of the earliest pre-war Upper East Side condominium conversions, on the same block front
- The Marquand (11 East 68th Street) — pre-war rental converted to condominium; the higher-priced expression of the same structural idea
- 2 East 67th Street — Rosario Candela on the same street at Fifth Avenue; the cooperative alternative from the architect's classical period
- 19 East 72nd Street — Candela cooperative with a comparable pre-war profile and entirely different governance
- 27 East 65th Street — post-war Lenox Hill cooperative; the alternative for buyers who prioritize price per foot over vintage
- 45 East 66th Street — landmark corner cooperative with ground-floor condominium retail; the block's architectural anchor
- 20 East 68th Street — a condop, which sits structurally between the co-op and condominium models and is worth understanding as a comparison
The neighborhood
For the full corridor — architecture, schools, 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.
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