49 East 86th Street
49 East 86th Street, New York, NY 10028
Carnegie Hill, Upper East Side
BBL 1014980020 · BIN 1046850
- Year built
- 1930
- Type
- Cooperative
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Subletting by shareholders
- Permitted with conditions
- Pied-à-terre
- Permitted with conditions
- Pets
- Pets permitted; species and limits not stated
- Washer/dryer
- Permitted
- Maximum financing
- 50% of the purchase price
- Flip tax
- 2% of the purchase price, paid by the seller
- Doorman
- Full-time doorman
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median, 2023–2026
- $1.5M
- 9 qualifying sales
- Recent range
- $935K – $2.1M
- Listing discount
- 10.2%
- Recorded transfers
- 52
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 49 East 86th 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.
49 East 86th Street is a white-glove Art Deco cooperative in the heart of Carnegie Hill, one block from Central Park and the museums of Museum Mile. Completed in 1930 and converted to cooperative ownership in 1967, it is a full-service pre-war building on the prime stretch of 86th Street between Madison and Park — a corridor of established co-ops, galleries, and some of the most sought-after private schools in the city.
Its case is location and pedigree in equal measure. Eighteen stories give the upper floors real light and, from the higher tiers, glimpses toward Central Park and the reservoir. The building runs as a proper white-glove operation — 24-hour doorman, live-in resident manager — with the room counts and ceiling heights that define the era. Compare the smaller apartments with similarly sized Fifth and Park Avenue homes using dated sales and current carrying costs; no neighborhood affordability ranking or buyer preference is established here.
Architecture and unit composition
The building presents a restrained Art Deco face — brick above a limestone base, with the geometric massing and crisp detailing characteristic of around 1930. The building is in the Carnegie Hill neighborhood but outside the designated Carnegie Hill Historic District; confirm proposed work against applicable building permits, cooperative approvals and any separate restrictions.
Inside, the apartment mix is broad — from well-laid-out one-bedrooms to larger family layouts in the building's signature eight- and nine-room lines, several configured as four-bedroom homes. The pre-war hallmarks are intact: hardwood floors, high ceilings, real foyers, and gracious proportions. The upper floors carry the building's best light and outlook toward the park.
Building operations
49 East 86th Street is a full-service, white-glove cooperative. A 24-hour doorman and a live-in resident manager anchor the staff, with central laundry, bike storage, and private storage bins (currently waitlisted) available to residents. The cooperative permits financing up to 50% of the purchase price, and a 2% flip tax is paid at closing. Pets and pied-à-terre purchases are permitted with board approval — a meaningful flexibility for buyers seeking a Carnegie Hill foothold rather than a primary residence. As with all pre-war co-ops here, purchases are reviewed by a board.
Application and transaction fees
Fees below are from building management's published schedule, as of October 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 gross sales price
- Rate
- 2% of the purchase price
- Paid by
- Seller
Source: building management's published schedule, as of October 2026
Purchase
7 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Fee | Paid by Buyer | When With the application | Amount $600 | Refundable Non-refundable |
| Background Check FeePer applicant | Paid by Buyer | When With the application | Amount $100 per applicant/occupant | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Buyer | When With the application | Amount $75 per applicant/occupant | Refundable Non-refundable |
| Messenger Fees | Paid by Buyer | When With the application | Amount $65 | Refundable Non-refundable |
| Recognition Agreement FeeConditionalConditions: If Financing | Paid by Buyer | When At closing | Amount $300 (if applicable) | Refundable Non-refundable |
| Managing Agent's FeeConditional | Paid by Shareholder | When At closing | Amount $900 (If Seller is an Individual) OR $1000 (If Seller is an Estate) | Refundable Non-refundable |
| N.Y. State Transfer Tax Stamps | Paid by Shareholder | When At closing | Amount $.05/share | Refundable Non-refundable |
Refinance
4 items
Management's “less refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $500 | Refundable Non-refundable |
| Messenger Fees | Paid by Shareholder | When With the application | Amount $35 | Refundable Non-refundable |
Management's “more refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $500 | Refundable Non-refundable |
| Messenger Fees | Paid by Shareholder | When With the application | Amount $35 | Refundable Non-refundable |
Ownership transfer
4 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $600 | Refundable Non-refundable |
| Background Check FeePer applicant | Paid by Buyer | When With the application | Amount $100 per applicant/occupant | Refundable Non-refundable |
| Credit Report FeePer applicantRequired | Paid by Buyer | When With the application | Amount $75 per applicant/occupant | Refundable Non-refundable |
| Messenger Fee | Paid by Buyer | When With the application | Amount $65 | Refundable Non-refundable |
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 October 2026
- Guarantors
- Permitted with conditionsWill be considered on a case by case basis.Source: building management's published schedule, as of October 2026
- Co-purchasing
- PermittedSource: building management's published schedule, as of October 2026
- Parent buying for an employed child
- Permitted with conditionsWill be considered on a case by case basis.Source: building management's published schedule, as of October 2026
- Parent buying for a student child
- Permitted with conditionsWill be considered on a case by case basis.Source: building management's published schedule, as of October 2026
- Purchase or lease by a corporation
- Not permittedSource: building management's published schedule, as of October 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
- Permitted with conditionsPermissible in case of hardship - 2 Years Max.Source: building management's published schedule, as of October 2026
- Pied-à-terre ownership
- Permitted with conditionsWill be considered on a case by case basis.Source: building management's published schedule, as of October 2026
- Short-term rentals
- Not permittedSource: building management's published schedule, as of October 2026
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 October 2026
- In-unit washer/dryer
- PermittedSource: building management's published schedule, as of October 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
- $972 per room a monthMedian of 7 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
- Doorman
- Full-time doormanSource: 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
- $36,463/yr
- Per unit / month range
- $0 – $65
- Modeled exposure split equally across 47 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 filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the inspector (QEWI) 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 — 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
- 2.0% of purchase price, paid by Seller
- Sublet policy
- Permissible in case of hardship, 2 years max
- Pied-à-terre
- Allowed, case by case
- Policies and fees
- Max financing 50%; short-term rentals & AirBnB not allowed
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 | vs. Ask |
|---|---|---|---|---|
| Sep 1, 2026 | 3B | 2 BR · 2 BA | $975,000 | +0.0% |
| Jun 2, 2026 | 3A | 2 BR · 2 BA | $1,875,000 | +5.6% |
| Jun 20, 2025 | 17B | 1 BR · 1.5 BA | $1,425,000 | +0.0% |
| Apr 16, 2025 | 16B | 2 BR · 1.5 BA | $935,000 | -37.7% |
| Mar 28, 2025 | 17C | 1 BR · 1 BA | $1,238,000 | -11.3% |
| Jan 6, 2025 | 18B | 2 BR · 3 BA | $2,150,000 | -18.9% |
| Dec 13, 2024 | 2B | 2 BR · 2 BA | $990,000 | -10.0% |
| Jan 12, 2024 | 14B | 2 BR · 2 BA | $1,950,000 | — |
Market read. $/sf is measured on the latest sales with reliable square footage (2023): a median $978/sf (floor-adjusted) across 2 sales. The building has traded as recently as 2026. Median listing discount 3.7% 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 1-01498-0020). 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 49 East 86th Street and nearby.
At the recent median sale of $1.24M (7 transfers in the past 24 months, since October 31, 2024), a buyer putting 50% down would pay about $24,025 to close, or 1.9% of the price.
- Mansion tax: $12,380
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $11,645
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage at the building's 50% financing limit.
Keep up with 49 East 86th Street and its market
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What to know if you’re buying
Compare the specific apartment's price and total carrying costs with dated sales at full-service Carnegie Hill cooperatives; the address and service level do not establish an affordability ranking or steady demand. Underwrite it as a classic pre-war purchase: a board package and interview, financing capped at 50%, and a 2% flip tax at closing. Pets and pied-à-terre purchases require board approval; confirm current terms during package review and compare them with the actual rules of specific alternatives.
Value the apartment on its specifics. The eight- and nine-room lines are the building's prize and trade well above the smaller layouts; among the smaller homes, light and floor level matter most. We help buyers weigh the line, read the building's financials, and benchmark the ask against recent Carnegie Hill pre-war sales.
What to know if you’re selling
Lead with location and flexibility: a white-glove Art Deco co-op one block from Central Park and Museum Mile, with a board that considers pied-à-terres and pets. For the larger lines, the room count and light are the selling argument; for the smaller homes, describe the actual layout, service level, asking price and carrying costs without claiming rarity or relative affordability.
Pricing should be set to the specific apartment, since the building spans a wide range from compact one-bedrooms to grand pre-war layouts. We market to the buyer pool each line attracts — first-time Carnegie Hill buyers for the smaller homes, established families for the large ones — present board realities transparently, and steer the cooperative's review toward a clean, on-time closing.
Comparable buildings
If you're considering 49 East 86th Street, also evaluate nearby Carnegie Hill and East 80s/90s pre-war cooperatives:
- 11 East 86th Street — pre-war co-op steps away on the same block
- 64 East 86th Street — full-service East 86th Street cooperative
- 115 East 86th Street — pre-war co-op on the 86th Street corridor
- 58 East 96th Street — Carnegie Hill pre-war cooperative to the north
- 8 East 96th Street — Candela co-op in upper Carnegie Hill
More Upper East Side buildings
- 47 East 87th Street — 1947 co-op
- 47 East 91st Street — 2004 condominium
- 48 East 83rd Street — 1920 co-op
- 49 East 96th Street — 1939 co-op
- 50 East 72nd Street — 1928 condominium
- 50 East 79th Street — 1958 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 49 East 86th 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