Gracie Gardens, 525 East 89th Street
525 East 89th Street, between York and East End Avenues, Yorkville, on the Upper East Side
Yorkville, Upper East Side
BBL 1015860013 · BIN 1051370
- Year built
- 1942
- Type
- Cooperative
- Units
- 70
- Floors
- 6
- Landmark
- No
- Amenities
- Doorman service, resident superintendent, shared garden, central laundry, bicycle storage and storage facilities
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median
- $943K
- Recent range
- $430K – $4.2M
- Listing discount
- 3.4%
- Recorded transfers
- 283
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525 East 89th Street is the southeastern building in Gracie Gardens, a group of four six-story apartment houses designed by Sylvan Bien around a common interior garden. Completed in 1942, the complex occupies portions of both East 89th and East 90th Streets. Red-brick façades give the street fronts a consistent appearance, while the planted center creates another exposure for apartments facing inward.
The property converted to cooperative ownership in 1981, two years after its acquisition by SSD Properties. Its apartment stock includes compact homes, larger two-bedroom plans and combinations created from adjoining residences. Separate entrance foyers and dining areas survive in many layouts.
The address sits near the East End Avenue side of Yorkville, close to Carl Schurz Park. Its six-story height puts the upper apartments near the neighborhood's lower rooflines; street, garden and corner exposures produce substantially different outlooks within the same building.
Architecture and unit composition
The exterior uses a broad brick wall surface with regularly spaced windows and projecting window bays. A canopied entrance marks the residential lobby. The garden is enclosed within the complex, so an inward-facing apartment looks toward a landscaped common space instead of the street frontage.
Layouts include studios, one-bedroom homes and larger apartments with separate bedrooms and dining space. In some plans, a foyer provides a transition between the entrance and the main living room. Windowed kitchens and bathrooms appear in the inventory, along with multiple-exposure corner rooms. The position of those windows affects how extensively an interior can be rearranged while keeping the original rooms useful.
Combination apartments account for some of the building's largest homes. These can have additional bathrooms and more extensive living areas than the original smaller layouts. Renovations differ: some homes retain period details and enclosed kitchens, while others have contemporary cabinetry and altered room arrangements. Decorative fireplaces appear in certain apartments; a decorative fireplace isn't automatically a working one — confirm with the managing agent before assuming a unit can be converted.
Building operations
Doorman service and a resident superintendent support the complex. Central laundry, bicycle storage and storage facilities supplement the apartments. The interior garden is a shared amenity, with maintenance of its planting and common circulation forming part of the property's operating responsibilities.
The cooperative's Class 2 treatment places the building in the city's larger residential tax category, and its real estate taxes form part of shareholder maintenance. The zoning designation is R8B, with the existing built floor-area ratio close to the stated residential allowance. That relationship gives little basis for assuming a substantial addition merely from the difference between the two figures.
A capital assessment is scheduled through the end of 2026 — confirm the remaining term and the apartment's allocation with the managing agent. For a purchase closing near that endpoint, the contract should address responsibility for installments that fall between signing and closing.
Policy framework
Financing: Governed by cooperative policy — confirm current terms with the managing agent.
Pets: Permitted subject to approval — confirm with the managing agent.
Pied-à-terre ownership: Permitted — confirm with the managing agent.
Flip tax: A 2% seller-paid transfer charge — confirm the calculation and current terms with the managing agent.
Recent sales
Recent transfers at this building, curated by The Roebling Team research desk. 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 |
|---|---|---|---|---|---|
| Aug 13, 2026 | 1D | 2 BR · 1 BA | $765,000 | -3.8% | |
| Jun 18, 2026 | 5H | 2 BR · 1 BA | $785,000 | -1.8% | |
| Jun 16, 2026 | 6H | 1 BR · 1 BA · 900 sf | $690,000 | $767/sf | -1.1% |
| Mar 10, 2026 | 2L | 2 BR · 1 BA | $708,000 | -2.3% | |
| Feb 11, 2026 | 2B | 1 BR · 1 BA · 949 sf | $550,000 | $580/sf | -12.0% |
| Jan 20, 2026 | 2E | 1 BA | $480,000 | -3.8% | |
| Sep 29, 2025 | 2J | 1 BR · 1 BA | $650,000 | -7.0% | |
| Sep 25, 2025 | 1L | 1 BR · 1 BA · 950 sf | $570,000 | $600/sf | -13.0% |
Market read. Most recent trades (2026) cleared a median $664/sf across 2 sales. Median listing discount 2.0% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-01586-0013) 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 on co-ops is not officially recorded, figures shown are approximate.
At the recent median sale of $708K (22 transfers since 2024), a buyer putting 25% down would pay about $11,205 to close, or 1.6% of the price.
- Mansion tax: $0
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $11,205
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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Comparable buildings
- 200 East End Avenue — A postwar cooperative nearby, with a taller apartment-house form and a larger residential inventory.
- Gracie Towers — A high-rise cooperative for buyers who prioritize elevation and river-facing outlooks in the East End Avenue area.
- Henderson House — A larger postwar cooperative that provides a tower-scale comparison within the same eastern Yorkville market.
- 510 East 86th Street — A cooperative closer in apartment count, distributed through a much taller structure.
- 446 East 86th Street — Another midsize cooperative, with a postwar vertical arrangement instead of a multi-building garden plan.
More Upper East Side buildings
- 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
- 530 East 86th Street — 1928 co-op by Charles A. Platt
- The Edgewater (530 East 72nd Street) — 1962 co-op
- 531 East 88th Street — 1905 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.
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