45 East 89th Street (89th & Madison)
45 East 89th Street, New York, NY 10128
Carnegie Hill, Upper East Side
BBL 1015017501 · BIN 1046972
- Year built
- 1969
- Type
- Condop
- Units
- 251
- Floors
- 38
- Landmark status
- Requires confirmation
- City records and our profile differ. Confirm with building management.
- Leasing by owners
- Permitted with conditions
- Pets
- Pets permitted; species and limits not stated
- Doorman
- Doorman (hours not stated)
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, 2026 to date
- $2,101
- floor-adjusted, 1 sale
- Listing discount
- 3.4%
- Recorded sales
- 228
- On record
- 2003–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 89th & 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 89th Street is the structural pivot building of postwar Carnegie Hill, built by Rose Associates as their flagship Madison Avenue project.
The building's appeal starts with its condop policy structure: operating under condominium-style board review, it offers materially more permissive financing maximums, pied-à-terre, sublet, and foreign-buyer policies than tier-one prewar coops. It also commands two amenities almost no peer can match — a private circular driveway off Madison Avenue, the only one of its kind on Madison and one of just a handful in Manhattan, and a roof-level year-round pool with retractable roof that ranks among the most substantial amenity packages of any cross-street building in Carnegie Hill.
Geraldo Rivera (news personality) purchased a 40th-floor unit in a recent transaction, his second purchase in the building after a 36th-floor unit in 2011.
Architecture and building operations
The reddish-brown iron-spot brick, full-walled balconies and modulated facades give the tower a softer street presence than typical postwar high-rises. The 251 apartments have 9-foot ceilings — exceeding the standard for 1969 construction.
The building's signature operational feature is its private circular driveway off Madison Avenue, providing direct lobby-to-garage access.
Operations: full-service doorman and concierge; live-in resident manager. Roof-level year-round pool with retractable roof; state-of-the-art fitness center; furnished and landscaped two-story terrace; lounge with kitchen for private events; outdoor gated children's pool.
The amenity package is among the most substantial of any cross-street building in Carnegie Hill.
Policy framework — condop structure
This is the key transactional distinction. As a condop, 45 East 89th operates with condominium-style board review (limited rejection authority on transferees, typically more permissive on financing maximums, pied-à-terre, sublets, and foreign-buyer policies than tier-one prewar coops):
- Type: Condop — condominium-style policy framework
- Pets: Permitted
- Pied-à-terre: Permitted
- Financing maximum: More permissive than prewar coop standard
- Flip tax: Verify with managing agent
- Subletting: Permitted under condominium-style framework
- Trust ownership: Permitted
- LLC ownership: Permitted (routine)
- Foreign buyer: Permitted (routine)
- Board interview: Limited rejection authority
The condop designation makes 45 East 89th the most-accessible high-amenity Carnegie Hill address for buyers whose use case is not aligned with the cooperative buyer demographic.
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.
- Leasing by owners
- Permitted with conditionsSubject to board approval. Subtenants are not permitted to harbor pets.Source: building management's published schedule, as of September 2026
- Short-term rentals
- Not permittedSource: building management's published schedule, as of September 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.
Own an apartment here? Request an apartment-specific pricing review.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedPlease refer to the House Rules for the Board's Pet PolicySource: building management's published schedule, as of September 2026
- In-unit washer/dryer
- Not verified
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
- Common charges + taxes, per room
- $790 per room a monthMedian of 17 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $2.95 per square foot a monthMedian of 8 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Doorman (hours not stated)Source: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Fitness room, residents' lounge, garageSource: 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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $297,202/yr
- Per unit / month range
- $0 – $99
- Modeled exposure split equally across 251 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 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
- Sublet policy
- Allowed, subject to board approval
- Notable fees
- Sublet/lease renewals handled directly via ; AirBnB/short-term not allowed
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Sep 15, 2026 | 14C | 2 BR · 2 BA | $1,800,000 | -5.0% | |
| Jun 23, 2026 | 22AB | 4 BR · 3.5 BA | $6,400,000 | +4.9% | |
| Apr 13, 2026 | 38E | 3 BR · 2.5 BA · 1,700 sf | $4,000,000 | $2,353/sf | -11.0% |
| Nov 5, 2025 | 32A | 2 BR · 2 BA | $2,400,000 | -10.9% | |
| Oct 17, 2025 | 23A | 2 BR · 2 BA | $2,795,000 | +0.0% | |
| Aug 21, 2025 | 6C | 1 BR · 1 BA | $1,255,315 | -7.0% | |
| Aug 13, 2025 | 7D | 2 BR · 2 BA · 1,160 sf | $1,900,000 | $1,638/sf | -16.5% |
| Aug 12, 2025 | 14D | 2 BR · 2 BA · 1,250 sf | $1,980,000 | $1,584/sf | -7.9% |
Market read. Most recent trades (2026 to date) cleared a median $2,101/sf (floor-adjusted) across 1 sale. 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 3.4% 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 |
|---|---|---|
| Oct 15, 2003 | 14F | $3,400,000 |
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 1-01501-7501). 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 89th & Madison, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 5 | $6,800 |
| 2 bedroom | 3 | $8,500 |
| 3 bedroom | 6 | $13,700 |
14 closed leases, October 2023 to September 2026. Most recent lease February 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at 89th & Madison and nearby.
At the recent median sale of $2.79M (10 transfers since 2024), a buyer putting 25% down would pay about $49,488 to close, or 1.8% of the price.
- Mansion tax: $34,938
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $14,550
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with 89th & Madison and its market
The Roebling Report, monthly: Manhattan sales data and analysis, including buildings like 89th & Madison. Unsubscribe anytime.
We’ll use your email for The Roebling Report and note your interest in this building. See our privacy policy.
Notable residents
- Geraldo Rivera — news personality (both 36th and 40th floor units purchased)
What to know if you’re buying
The condop structure is the structural differentiator. Materially more permissive than tier-one Carnegie Hill prewar coops on financing, pied-à-terre, sublets, foreign buyers, and LLC ownership.
The roof-level year-round pool with retractable roof is structurally distinguishing. Uncommon amenity for any Carnegie Hill residential.
The private circular driveway off Madison Avenue is structurally unique. Only such configuration on Madison Avenue.
The 9-foot ceilings exceed the standard for 1969 construction.
The Carnegie Hill private-school proximity — Dalton, Spence, Nightingale-Bamford, Sacred Heart all within four blocks — anchors family-buyer fit.
For pied-à-terre buyers, foreign buyers, and condo-preferring high-amenity buyers who specifically want Carnegie Hill, 45 East 89th is the structural answer.
Comparable buildings
- 50 East 89th Street (Park Regis) — Emery Roth & Sons 1974; immediate same-block Carnegie Hill modernist peer
- 60 East 88th Street (The Saratoga) — Beyer Blinder Belle 1987 condo; nearby Carnegie Hill peer
- 1110 Park Avenue — DDG 2015 condo; nearby Carnegie Hill condominium peer
- 1045 Madison Avenue (The Benson) — nearby Madison Avenue peer
- 1165 Madison Avenue (The Bellemont) — nearby Madison Avenue peer
Sources: The Roebling Research Library (offering plans, house rules, financial statements, board minutes, internal transaction records); NYC Department of Finance recorded transfers; publicly recorded NYC building data.
More Upper East Side buildings
- 45 East 80th Street (The 80th at Madison) — 1987 condominium by Liebman & Liebman
- 45 East 82nd Street — 1913 co-op
- 45 East 85th Street — 1925 co-op by Schwartz & Gross
- 47 East 67th Street — 1878 co-op
- 47 East 87th Street — 1947 co-op
- 47 East 91st Street — 2004 condominium
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.
Considering a move at 89th & Madison?
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