Gracie Gardens, 525 East 89th Street

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.

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.

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, 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.

Market read. Most recent trades (2026 to date) cleared a median $664/sf (floor-adjusted) across 2 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 2.0% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01586-0013). 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 on co-ops is not officially recorded, figures shown are approximate.

• 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.