45 East 85th Street
45 East 85th Street, New York, NY 10028
BBL 1014970028 · BIN 1046832
- Year built
- 1925
- Type
- Cooperative
- Landmark status
- Requires confirmation
- City records and our profile differ. Confirm with building management.
- Pets
- Pets permitted; species and limits not stated
- Washer/dryer
- Permitted with conditions
- Maximum financing
- 50% of the purchase price
- Flip tax
- 2% of the purchase price, paid by the buyer
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 3BR median, 2023–2025
- $2.6M
- 4 qualifying sales
- Recent range
- $1.7M – $3.9M
- Listing discount
- 5.5%
- Recorded transfers
- 51
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 45 East 85th Street 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 85th Street is a 1925 Schwartz & Gross cooperative on a tree-lined Carnegie Hill block between Madison and Park, across from Regis High School and a short walk from Central Park, the 86th Street subways, and the boutiques and galleries of Madison Avenue. It is the kind of low-rise, masonry prewar house — handsome red brick, a marble base, restrained ornament — that gives Carnegie Hill its quiet, residential grain, and it carries the pedigree of one of the era's most accomplished apartment-house firms.
The building converted to cooperative ownership in 1955, making it one of the earlier rental-to-co-op conversions on the Upper East Side, and it has been owner-occupied ever since. At just nine stories and 46 apartments, it is intimate and human-scaled, built predominantly of the six-, seven-, and eight-room layouts that established families want — gracious prewar homes on one of the neighborhood's most coveted side streets.
Architecture and unit composition
Schwartz & Gross designed the building in the confident Renaissance Revival idiom they used across the prewar city — the same hand behind landmark apartment houses elsewhere on the Upper West and East Sides. Here the result is a red-brick elevation rising from a half-story white-marble base, anchored by a grand two-story marble entrance surround and dressed with terracotta detailing. The nine-story height keeps the building in scale with the townhouses and low apartment houses around it, in keeping with the Expanded Carnegie Hill Historic District.
Inside, the homes are predominantly six-, seven-, and eight-room layouts, with a few smaller apartments — the entry-gallery, separate-dining, high-ceilinged plans the period was built for. With 46 residences across nine floors, the floor plates are generous and the building stays personal, supported by an attentive full-service staff.
Building operations
45 East 85th is a full-service cooperative with an attended lobby, a live-in superintendent, central laundry, private storage, and a bike room. Purchases require board approval through a thorough package-and-interview process; review the current budget, audited statements, debt and any assessments, and confirm liquidity and occupancy requirements from the building's governing documents and application instructions. A transfer fee may apply at closing under house policy; we confirm the building's current financing cap and any sublet terms for clients in contract so the underwriting is exact.
Application and transaction fees
Fees below are from building management's published schedule, as of July 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
- Terms
- Equal to 2% of the purchase price
- Rate
- 2% of the purchase price
- Paid by
- Buyer
Source: building management's published schedule, as of July 2026
Purchase
9 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Credit Report FeePer applicant | Paid by Buyer | When With the application | Amount $180 per applicant | Refundable Not stated |
| Purchase Application Fee | Paid by Buyer | When With the application | Amount $500 | Refundable Non-refundable |
| Closing Costs for Closing that Exceed 2 HoursPer hourRequired | Paid by Buyer | When At closing | Amount $100 per hour past two (2) hours and also for closing that take place outside of Wallack Management offices | Refundable Not stated |
| Move In FeePer hourRequired | Paid by Buyer | When At closing | Amount $124.60 (+$31.15 per hour after initial 4 hours) | Refundable Not stated |
| Recognition Agreement FeeConditionalConditions: If Financing | Paid by Buyer | When At closing | Amount $500 | Refundable Non-refundable |
| Closing Fee | Paid by Shareholder | When At closing | Amount $750 with a Broker ($800 without a Broker) | Refundable Not stated |
| Closing Fee for Estate | Paid by Shareholder | When At closing | Amount $800 with a Broker ($850 without a Broker) | Refundable Not stated |
| Move Out FeePer hour | Paid by Shareholder | When At closing | Amount $124.60 (+$31.15 per hour after initial 4 hours) | Refundable Non-refundable |
| NYS Transfer Stamp FeePer shareRequired | Paid by Shareholder | When At closing | Amount $0.05 per share | Refundable Not stated |
Refinance
1 item
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Fee | Paid by Buyer | When With the application | Amount $500 | Refundable Non-refundable |
Alteration
3 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $1,000 | Refundable Non-refundable |
| Monthly FeeRecurring | Paid by Shareholder | When With the application | Amount $1,500 per month or part thereof beginning with the commencement of the work and ending with its scheduled completion date | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Security Deposit -- based on value of the workConditionalContracted priceRequired | Paid by Shareholder | When With the application | Amount $1,000 if value of the work is less than $10,000 $2,500 if value of the work is between $10,000-$25,000 $5,000 if value of the work is between $25,000-$100,000 $12,500 if value of the work is between $100,000-$250,000 $25,000 if value of the work is between $250,000-$500,000 $25,000 + 5% of cost in excess of 500,000 if value of the work is in excess of $500,000 | Refundable Not stated |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Financing and purchase requirements
- Maximum financing
- 50% of the purchase priceSource: building management's published schedule, as of July 2026
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Subletting by shareholders
- Not verified
- Short-term rentals
- Not permittedSource: building management's published schedule, as of July 2026
- Pied-à-terre ownership
- Not verified
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: building management's published schedule, as of July 2026
- In-unit washer/dryer
- Permitted with conditionsSubject to board approval and alteration packageSource: building management's published schedule, as of July 2026
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Maintenance, per room
- $858 per room a monthMedian of 4 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Maintenance as recorded with each sale. A co-op's maintenance already covers the building's real estate taxes and the building's own mortgage, if it has one; add your own loan payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Attended lobby
- YesSource: The Roebling Team's building profile
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Bike storage, storage, laundry roomSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $46,192/yr
- Per unit / month range
- $0 – $86
- Modeled exposure split equally across 45 units (the residential count on the city's lot record). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 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. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Management & transfer contacts
- Flip tax
- 2% of purchase price (buyer)
- Policies and fees
- Max financing 50%; AirBnB not allowed; in-unit W/D subject to board approval
Recent sales
Recent transfers 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 |
|---|---|---|---|---|---|
| Sep 3, 2025 | 7E | 3 BR · 3 BA | $2,750,000 | +0.0% | |
| Jul 14, 2025 | 7D | 3 BR · 4 BA | $2,525,000 | -8.2% | |
| May 23, 2024 | 8E | 3 BR · 3 BA | $1,725,000 | -19.7% | |
| Feb 29, 2024 | 5C | 2 BR · 2.5 BA | $3,850,000 | -9.4% | |
| Feb 22, 2023 | 2A | 4 BR · 3 BA · 2,200 sf | $2,989,000 | $1,359/sf | +0.0% |
| Jan 24, 2023 | 4D | 3 BR · 2.5 BA | $3,160,000 | -2.8% | |
| Dec 8, 2022 | 7E | 3 BR · 3 BA | $2,565,000 | +0.0% | |
| Sep 3, 2021 | 3C | 2 BR · 2 BA | $1,600,000 | +0.0% |
Market read. $/sf is measured on the latest sales with reliable square footage (2023): a median $1,359/sf (recorded) across 1 sale. The building has traded as recently as 2026. Median listing discount 3.0% 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 |
|---|---|---|
| Nov 3, 2003 | 8B | $2,690,000 |
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 1-01497-0028). 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 on co-ops is not officially recorded, figures shown are approximate.
What would your apartment rent for?
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Buying here? Co-op closing costs typically run 2 to 3% of the price. See NYC co-op and condo closing costs, line by line.
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What to know if you’re buying
This is a board-approval cooperative. Plan a thorough package, and confirm the building's current financing, liquidity, occupancy and subletting requirements from its governing documents and application instructions. Budget any transfer fee into your closing math. The reward is a gracious six-, seven-, or eight-room prewar home on a quiet Madison-to-Park block, with the relative value Carnegie Hill side streets offer against the marquee avenue addresses. We pressure-test your package against the board's expectations before you submit.
What to know if you’re selling
The marketing case is the apartment and the address: a Schwartz & Gross prewar home with classic six-, seven-, or eight-room proportions, on one of Carnegie Hill's most desirable blocks. Inventory is thin, so a well-prepared listing draws a focused, qualified pool — preparation, light staging, and accurate pricing against the live comparable set convert that interest into an accepted offer. Price to recent Carnegie Hill prewar closings of similar size, floor, and condition. The Roebling Team prepares the board-package narrative alongside the listing so an accepted offer goes to the board complete.
Comparable buildings
If you're considering 45 East 85th Street, also evaluate these nearby Carnegie Hill and Upper East Side cooperatives:
- 35 East 85th Street — prewar cooperative on the same block
- 111 East 85th Street — full-service East 85th Street cooperative
- 205 East 85th Street — Carnegie Hill / Yorkville cooperative
- 400 East 85th Street — Upper East Side cooperative peer
- 1115 Madison Avenue — prewar Madison Avenue cooperative nearby
More Upper East Side buildings
- 45 East 72nd Street, Upper East Side — 1959 co-op
- 45 East 80th Street (The 80th at Madison) — 1987 condominium by Liebman & Liebman
- 45 East 82nd Street — 1913 co-op
- 45 East 89th Street (89th & Madison) — 1969 condop
- 47 East 67th Street — 1878 co-op
- 47 East 87th Street — 1947 co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
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 45 East 85th Street?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com