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
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
- $2,101
- Listing discount
- 3.3%
- Recorded sales
- 226
- On record
- 2003–2026
45 East 89th Street is the structural pivot building of postwar Carnegie Hill — built by Rose Associates as their flagship Madison Avenue project, the tower "played a pioneering role in Carnegie Hill's development north of 86th Street."
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 for $5.6 million in a recent transaction — his second purchase in the building, following a 36th-floor unit purchased for $3.4 million in 2011.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $297,202/yr
- Per unit / month range
- $0 – $99
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 before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
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.
See the full facade history →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, 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 |
|---|---|---|---|---|---|
| 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% |
| Aug 12, 2025 | 22C | 2 BR · 2 BA · 1,250 sf | $2,900,000 | $2,320/sf | +3.8% |
Market read. Most recent trades (2026) cleared a median $2,101/sf across 1 sale. Median listing discount 3.3% 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) 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 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.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
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.
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.