524 East 72nd Street (The Belaire)
524 East 72nd Street, New York, NY 10021
Lenox Hill, Upper East Side
BBL 1014837501 · BIN 1072695
- Year built
- 1988
- Type
- Condominium
- Units
- 147
- Floors
- 42
- Landmark
- No
- Pets
- Pet-friendly under condominium rules
- Flip tax
- A transfer fee applies; the amount is not publicly documented — confirm against the offering plan at contract
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 (floor-adjusted)
- $1,333
- Listing discount
- 4.0%
- Recorded sales
- 216
- On record
- 2003–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Belaire 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.
The Belaire is one of the Upper East Side's genuine structural anomalies — a Frank Williams-designed, Zeckendorf-developed 1988 condominium built directly above the Hospital for Special Surgery on the East River. The hospital occupies the building's lower floors; the private residences rise above, with their own separate entrance on the East 72nd Street cul-de-sac. That mixed-use program is the single most important fact about the building, and it is exactly the kind of thing a buyer needs to understand up front: the residential experience is entirely separate, but the building's operations, air rights, and long-term posture are shaped by the hospital tenancy below.
Above the hospital floors, the Belaire is a serious residential building. Frank Williams — not, despite occasional confusion, another hand — designed a Postmodern red-brick tower with terraced setbacks and a stepped crown, and the residences carry the East River, bridge, and city views that the waterfront site delivers. The amenity package is anchored by a glass-enclosed health club with a heated 60-foot swimming pool, a real rarity in the corridor, plus a valet garage and a full fitness suite.
For buyers, the Belaire offers big-view waterfront living, a genuine pool, and full-service amenities with condominium flexibility, at a far-east address whose remove from the subway is the trade for the views and the pricing.
Architecture and unit composition
Williams's Postmodern tower rises in red brick with terraced setbacks and an asymmetrical stepped crown; the residential floors sit above the hospital base, which is why floor-count figures vary depending on how the hospital, mechanical, and penthouse levels are counted. The roughly 147 residences run up to four penthouses with wrap-around terraces, with many apartments carrying oversized windows framing East River, bridge, and skyline views; some records cite a higher unit total, and the offering plan controls on any specific apartment. Because the building is a condominium, apartments are valued on a per-square-foot basis.
Building operations
The Belaire runs as a full-service condominium: 24-hour doorman and concierge, a live-in resident manager and porter staff, on-site parking with 24-hour valet, and a glass-enclosed health club with a heated 60-foot pool, a renovated fitness center, sauna and steam rooms, and a yoga room, plus a children's playroom, a conference and party room, a bike room, and central air. The hospital occupies the lower floors under a separate program. The offering plan, house rules, and financial statements are held in The Roebling Research Library and available to clients during diligence.
Local Law 97
- 2024–2029 annual penalty
- $472,758/yr
- 2030–2034 annual penalty
- $690,858/yr
- Per unit / month range
- $270 – $394
- Modeled exposure split equally across 146 units (the city tax-lot count). 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 Unsafe — conditions requiring corrective action, which under FISP means a protective sidewalk shed and repairs. Review the subsequent filings, the repair status, and the building’s board and financial materials — we pull the repair scope and funding picture 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 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.
Recent sales
The Belaire's resale market is a view-and-amenity market. Buyers reach it for the East River panoramas, the heated 60-foot pool, and the full-service program with condominium flexibility, and they weigh those against the far-east, subway-remote location and the hospital-tenancy structure. High-floor, river-facing, and terraced units command the premium; lower-floor and street-facing inventory trades closer to the neighborhood average. The pool and the views are genuine differentiators; the mixed-use program is a diligence item to explain clearly rather than a defect to hide.
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 18, 2026 | 41F | 1 BR · 1 BA · 471 sf | $760,000 | $1,614/sf | -1.9% |
| Jun 22, 2026 | 22D | 2 BR · 2 BA · 1,000 sf | $1,244,888 | $1,245/sf | -7.8% |
| Jun 17, 2026 | 32DE | 1,089 sf | $3,850,000 | $3,535/sf | off-mkt |
| Jun 17, 2026 | 32C | 3 BR · 3.5 BA · 2,700 sf | $3,850,000 | $1,426/sf | -2.5% |
| Mar 30, 2026 | 31F | 1 BR · 1 BA · 500 sf | $720,000 | $1,440/sf | -4.0% |
| Oct 29, 2025 | 24H | 1 BA · 325 sf | $540,000 | $1,662/sf | off-mkt |
| Oct 27, 2025 | 36B | 1 BR · 2 BA · 800 sf | $1,162,500 | $1,453/sf | -10.2% |
| Oct 14, 2025 | 37AB | 3 BR · 3.5 BA · 2,036 sf | $2,400,000 | $1,179/sf | +0.5% |
Market read. Most recent trades (2026) cleared a median $1,333/sf (floor-adjusted) across 5 sales. 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 4.0% 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.
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 1-01483-7501). 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 The Belaire, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 5 | $5,600 |
| 2 bedroom | 2 | $7,250 |
9 closed leases, October 2023 to September 2026. Most recent lease April 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
At the recent median sale of $1.9M (17 sales since 2024), a buyer putting 25% down would pay about $77,209 to close, or 4.1% of the price.
- Mansion tax: $18,950
- Mortgage recording tax: $27,359
- Title insurance: $8,528
- Attorneys, lender, building fees, reserves and filings: $22,372
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
Understand the mixed-use program. The Hospital for Special Surgery occupies the lower floors; the residences are entirely separate with their own entrance. Have your attorney review how the hospital tenancy affects the condominium's governance, air rights, and financials — it is the building's defining structural fact.
Value the pool and the views. A heated 60-foot residential pool is scarce in the corridor, and the East River panoramas are the reason to be this far east. Both are durable resale assets.
Underwrite the carry and confirm the flip tax. The amenity program runs through common charges, and a transfer fee applies at an amount to confirm. Run the True Monthly Carrying Cost Calculator and the Buyer Closing Cost Calculator.
Price to the view and the floor. River-facing, high-floor, and terraced units are a different product from the rest. Use same-line comparables.
What to know if you’re selling
Lead with the views and the pool. The East River panoramas and the heated 60-foot pool are the differentiators — market them, especially to buyers comparing against inland stock.
Explain the hospital program proactively. The mixed-use structure will surface in diligence; framing it clearly — separate entrance, separate residential operations — shortens the conversation and prevents late surprises.
Anchor to the view line. River-facing and terraced lines carry premiums the building average hides. Same-line history — which we maintain — is the right anchor.
Comparable buildings
If you're considering 524 East 72nd Street, also evaluate:
- 305 East 72nd Street (Charing Cross House) — full-service Lenox Hill cooperative on the same street, closer to the avenues
- 420 East 72nd Street — Lenox Hill full-service building on the same corridor
- The Seville (300 East 77th Street) — Robert A.M. Stern condominium with an indoor pool
- Hampton House (404 East 79th Street) — full-service condominium with a rooftop pool and health club
- The Impala (404 East 76th Street) — Michael Graves condominium with a landscaped courtyard
- The Cielo (450 East 83rd Street) — Perkins Eastman glass condominium in Yorkville
More Upper East Side buildings
- 520 East 86th Street — 1929 co-op by Charles A. Platt
- Parker 72nd (520 East 72nd Street) — 1963 co-op
- 521 Park Avenue — 1911 condominium
- 525 East 80th Street — 1981 condominium
- 525 East 82nd Street (The Mansion House) — 1962 co-op by Philip Birnbaum & Associates
- 525 East 86th Street — 1961 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.
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.
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