45 East 80th Street (The 80th at Madison)
45 East 80th Street, New York, NY 10075
BBL 1014927501 · BIN 1076323
- Year built
- 1987
- Type
- Condominium
- Units
- 49
- Floors
- 27
- Landmark
- No
- Pets
- Pets permitted
- Financing
- Condominium — flexible; minimum 10% down payment
Every recorded sale at this building, 2005–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $2,043
- Listing discount
- 8.5%
- Recorded sales
- 49
- On record
- 2005–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The 80th at Madison 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.
45 East 80th Street — marketed as The 80th at Madison — is one of a small handful of modern limestone-clad condominium towers built this close to Central Park on the Upper East Side. Completed in 1987 as ground-up new construction, it stands apart in a neighborhood dominated by prewar cooperatives: a full-service condominium with limestone gravitas, a rakish angled roofline, and the ownership flexibility that only a condo delivers.
The building's defining feature is condominium flexibility inside a classic Upper East Side location. On the northeast corner of Madison at 80th — moments from Central Park, the Metropolitan Museum, and Madison Avenue's flagship retail — it offers the one thing the surrounding prewar co-ops cannot: financing latitude, permissive subletting, and pied-à-terre and investment ownership, all without a co-op board's approval gauntlet. For international buyers, pied-à-terre purchasers, and those who want to own rather than seek permission, that structure is the whole point.
Architecturally, the limestone facade and Central-Park-oriented roofline were a deliberate nod to prewar elegance executed in a modern idiom. The result reads as a contemporary building that respects its context — and the rare double-height units facing the side street give the interior program a distinctive spatial quality uncommon in postwar-era construction.
Architecture and unit composition
The 80th at Madison is a modern tower of roughly 27–28 stories designed by Liebman Liebman Associates and completed in 1987. The limestone facade is a deliberate gesture toward prewar Upper East Side materiality, and the building's slanted roofline — angled toward Central Park — gives it a recognizable silhouette on the skyline. Several apartments are configured as double-height units facing the side street, a rare feature that distinguishes the interior program.
Apartments feature central air and, in select lines, private terraces, fireplaces, and in-unit washer/dryer. Finishes reflect the building's positioning as a high-end late-1980s condominium. The building sits outside both the Metropolitan Museum Historic District and the Upper East Side Historic District, which is precisely why a full-height modern tower could be built here.
Views improve markedly with altitude, and the Central-Park-oriented massing rewards the upper floors with open western exposure toward the Park.
Building operations
The 80th at Madison operates as a full-service condominium with a full-time doorman and concierge, elevators, central laundry, and central air. It does not have a garage, roof deck, or health club — an amenity profile typical of a boutique high-end condominium of its era, where the emphasis is on service and finish rather than a broad amenity deck.
As a condominium, the building offers standard condo flexibility: minimum 10% down payment, permissive subletting, and pied-à-terre and investment ownership. The building appears regularly in the rental market, confirming that owners can and do lease their units. Specific sublet terms and any application fees should be confirmed against the current condominium bylaws at offer stage. Guarantors are accepted.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $50,663/yr
- Per unit / month range
- $0 – $84
- Modeled exposure split equally across 50 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 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).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Management & transfer contacts
- Notable fees
- Condo. Lease terms 1-2 yrs. Application Processing $700-$750; Move-In/Move-Out $1,000 each; Damage Deposit $2,000 (refundable)
Recent sales
The 80th at Madison trades as a boutique high-end Upper East Side condominium. Its scarcity value, a modern limestone condo steps from Central Park and the Met with full condo flexibility in a co-op-dominated pocket, supports pricing at a premium to comparable postwar co-op product. Inside the building, value is best read within a unit's specific floor, exposure, and renovation level rather than a single building average: the upper floors carry the open western exposure toward the Park, and the double-height units are their own configuration.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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 |
|---|---|---|---|---|---|
| Aug 13, 2026 | 6B | 2 BR · 2.5 BA · 1,777 sf | $3,250,000 | $1,829/sf | -7.0% |
| Aug 7, 2026 | 4B | 2 BR · 2 BA · 1,770 sf | $3,200,000 | $1,808/sf | +3.2% |
| Jan 6, 2026 | 20A | 3 BR · 3 BA · 2,506 sf | $5,700,000 | $2,275/sf | off-mkt |
| Apr 22, 2025 | 15A | 4 BR · 4.5 BA · 3,220 sf | $10,948,000 | $3,400/sf | -12.4% |
| Mar 31, 2025 | 5E | 841 sf | $1,270,000 | $1,510/sf | off-mkt |
| Mar 31, 2025 | 5B | 2 BR · 2 BA · 1,777 sf | $2,800,000 | $1,576/sf | off-mkt |
| Jul 9, 2024 | 11B | 2 BR · 2 BA · 1,770 sf | $2,600,000 | $1,469/sf | -13.3% |
| Jun 14, 2024 | 7A | 2 BR · 1,660 sf | $3,400,000 | $2,048/sf | off-mkt |
Market read. Most recent trades (2026) cleared a median $2,043/sf (floor-adjusted) across 3 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 8.5% 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 1-01492-7501). 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 80th at Madison, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 2 | $6,300 |
| 3 bedroom | 3 | $16,500 |
6 closed leases, October 2023 to September 2026. Most recent lease December 2025. 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 $3.25M (6 sales since 2024), a buyer putting 25% down would pay about $137,547 to close, or 4.2% of the price.
- Mansion tax: $48,750
- Mortgage recording tax: $46,922
- Title insurance: $14,625
- Attorneys, lender, building fees, reserves and filings: $27,250
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
Condominium flexibility is the core value. Financing latitude (10% minimum down), permissive subletting, and pied-à-terre and investment ownership — the flexibility the surrounding prewar co-ops cannot offer.
The location is prime Upper East Side. Corner of Madison at 80th — Central Park, the Met, and Madison Avenue retail are all within a short walk.
The amenity profile is service-led, not deck-led. Doorman and concierge, yes; garage, roof deck, and gym, no. Weigh that against your expectations.
The limestone-and-Central-Park architecture is a personal call. View the building in person — the angled roofline and double-height units are distinctive, and the limestone reads differently in different light.
Model the full monthly carry. Common charges plus property taxes plus utilities — condominium carrying costs at this price point are material.
What to know if you’re selling
Lead with scarcity. A modern limestone condominium steps from Central Park, with full condo flexibility in a co-op-dominated corridor, is a genuinely differentiated story — make it central.
Reach the flexibility buyer. International, pied-à-terre, and investment buyers value the condo structure; marketing should reach those pools directly.
Price against the closest match. Floor, exposure, double-height configuration, and renovation level drive per-square-foot variation — comparable selection is everything.
Closings are condo-fast. Condominium transactions move on a shorter timeline than the surrounding co-ops.
Comparable buildings
If you're considering 45 East 80th, also evaluate:
- 40 East 80th Street — nearby Upper East Side building
- 201 East 80th Street — nearby Upper East Side building
- 17 East 80th Street — nearby Upper East Side building
- 1115 Madison Avenue — nearby Madison Avenue building
- 1122 Madison Avenue — nearby Madison Avenue building
More Upper East Side buildings
- 44 East 67th Street — 1941 condominium by Rosario Candela
- 45 East 66th Street (The Parkview / Fred Leighton Building) — 1906 co-op by Harde & Short
- 45 East 72nd Street, Upper East Side — 1959 co-op
- 45 East 82nd Street — 1913 co-op
- 45 East 85th Street — 1925 co-op by Schwartz & Gross
- 45 East 89th Street (89th & Madison) — 1969 condop
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.
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