45 East 80th Street (The 80th at Madison)
45 East 80th Street, New York, NY 10075
- 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
- $2,256
- Listing discount
- 9.4%
- Recorded sales
- 46
- On record
- 2005–2026
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.
Recent sales
The 80th at Madison trades as a boutique high-end Upper East Side condominium, with pricing expressed on a per-square-foot basis. Recent activity has generally run in the high-$1,000s to roughly $2,000 per square foot, with two-bedroom asking prices spanning the mid-single-digit-million range depending on floor, exposure, and condition. The building's 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. Per-square-foot value is best read within a unit's specific floor, exposure, and renovation level rather than a single building average.
Recent closings at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| 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 |
| May 21, 2024 | 23 | 3 BR · 3 BA · 2,335 sf | $5,150,000 | $2,206/sf | +14.4% |
| Feb 28, 2024 | 25A | 3 BR · 2,381 sf | $5,400,000 | $2,268/sf | off-mkt |
Market read. Most recent trades (2026) cleared a median $2,256/sf across 1 sale. Median listing discount 9.4% 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.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Dec 13, 2012 | 3B | $2,525,000 |
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) 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
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
The Roebling Team at The 80th at Madison
The Roebling Team at Compass specializes in Central Park West, the Upper East Side, and the broader Park-facing Manhattan market. We publish this building profile because condominium buyers and sellers deserve building-specific intelligence — architecture, operational reality, transactional mechanics, and apartment-level pricing context — not generic market commentary.
If you're considering a purchase or sale at 45 East 80th, a 30-minute consultation is the right starting point. We'll bring the full context this page provides plus the transactional specifics your situation requires — financial structuring, due diligence priorities, comparable analysis at the apartment level, and the pacing that fits your timeline.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
Get the full picture on this building.
The full comp set, a private valuation of your line, or current and off-market availability — sent to you directly.