Henderson House (535 East 86th Street)
535 East 86th Street, New York, NY 10028
Yorkville, Upper East Side
BBL 1015830015 · BIN 1051265
- Year built
- 1960
- Type
- Cooperative
- Units
- 143
- Landmark
- Designated
- Pets
- Pets permitted with board approval (dogs and cats)
- Financing
- Up to 65% financing permitted
- Flip tax
- None
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median
- $1.3M
- Recent range
- $1.1M – $3.4M
- Listing discount
- 4.7%
- Recorded transfers
- 93
Henderson House at 535 East 86th Street is one of Yorkville's more architecturally distinctive postwar cooperatives — a 1960 building by Robert L. Bien that broke from the generic white-brick formula of its era. Where most postwar towers offered efficiency without character, Henderson House makes an architectural statement: dramatic exterior columns striding up its western face and a curtain of glass balconies on the east, oriented toward the low-rise charm of Henderson Place and the open expanse of the East River beyond.
The setting is what makes those east-facing balconies extraordinary. Henderson Place is a preserved enclave of Queen Anne row houses — one of the most picturesque corners on the Upper East Side — and immediately past it sit Carl Schurz Park and the river esplanade. A balcony on the eastern flank of Henderson House overlooks that rare, protected sweep of low-rise architecture and open water, an outlook that is effectively permanent and that no neighboring development can replicate.
At 143 apartments across 21 stories, Henderson House offers the operating depth of a white-glove co-op in the quiet, residential East End pocket of Yorkville — a district that trades the gold-coast prestige of Fifth and Park for the park, the river, and a genuine neighborhood calm.
Architecture and unit composition
Henderson House's 143 apartments reflect a thoughtful postwar program elevated by its architecture. The unit mix runs from one- and two-bedroom configurations through larger layouts across the 21 stories, with the building's premium inventory being the east-facing residences whose glass balconies look over Henderson Place and the river.
The architectural signatures are the building's identity: the sculptural western columns, the east-facing glass balcony walls, the indented 86th Street entrance, and the landscaped arcade along Henderson Place. Interiors carry the proportions and finishes of high-quality 1960 construction — larger windows than the pre-war era allowed, functional layouts, and the mid-century ceiling heights typical of the period.
West- and side-facing apartments capture city and cross-street light; the east-facing balconied residences carry the clear view premium for the Henderson Place and river outlook.
Building operations
Henderson House operates as a full-service, white-glove postwar cooperative with a full-time doorman, concierge, a live-in resident manager, a fitness center, an on-site parking garage, central laundry, a bike room, and private storage. The 143-apartment scale supports an established, well-run operating profile characteristic of the East End / Yorkville co-op cohort.
The financial terms are notably accommodating for a Yorkville co-op. There is no flip tax. Up to 65% financing is permitted with board approval, and pets — dogs and cats — are allowed with board approval. Subletting is generally not permitted, though the board may allow it under unusual circumstances at its discretion, which keeps the building owner-occupied and primary-residence-oriented. The board posture follows Yorkville / East End co-op standards: financially conservative and focused on resident-owners.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
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
- Generally not permitted; board may allow under unusual circumstances at sole discretion
- Notable fees
- Application Fee $750; Credit Report $300/applicant; co-op transfer app fee $1750-$2000 (paid to Smith Gambrell); max financing 65%
Recent sales
Recent transfers 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 2, 2026 | 6F | 2 BR · 2.5 BA · 1,953 sf | $1,862,000 | $953/sf | +6.4% |
| Oct 1, 2025 | 21B | 3 BR · 3 BA | $2,500,000 | -13.6% | |
| Aug 27, 2025 | 20A | 3 BR · 3.5 BA | $2,700,000 | -5.3% | |
| Apr 29, 2025 | 1H | 5 BR · 4.5 BA | $3,400,000 | -4.2% | |
| Mar 26, 2025 | 8H | 2 BR · 2.5 BA | $1,945,000 | +0.0% | |
| Feb 19, 2025 | 7C | 3 BR · 3 BA | $2,395,000 | +0.0% | |
| Aug 6, 2024 | 18A | 2 BR · 2.5 BA · 1,800 sf | $2,800,000 | $1,556/sf | +27.3% |
| May 21, 2024 | 5D | 2 BR · 2.5 BA | $1,300,000 | -5.5% |
Market read. Most recent trades (2026) cleared a median $983/sf across 1 sale. Median listing discount 5.3% 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 |
|---|---|---|
| Nov 17, 2003 | 11A | $1,895,000 |
| Oct 2, 2003 | PHA | $3,600,000 |
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 1-01583-0015) 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.
What to know if you’re buying
The east-facing balconies are the prize. The Henderson Place and East River outlook from the eastern flank is the building's defining asset, and it is effectively permanent.
The financial terms are buyer-friendly. No flip tax, up to 65% financing, and a pet-friendly policy are accommodating for the East End co-op tier.
Plan for primary-residence ownership. With subletting generally barred, this is a building for resident-owners rather than investors or pieds-à-terre.
The architecture is a genuine differentiator. Robert L. Bien's columned facade and glass-balcony composition set Henderson House apart from generic postwar stock.
The enclave is quiet by design. The East End / Henderson Place pocket is residential and calm — confirm that character fits your priorities.
What to know if you’re selling
Lead with the architecture and the river-enclave outlook. The columned facade, glass balconies, and Henderson Place / East River views are the strongest, most identifiable marketing points.
The no-flip-tax, 65%-financing, pet-friendly profile widens the buyer pool. Those terms are a real selling point against stricter Yorkville co-ops.
Pricing requires line-level comparable analysis. Floor, exposure, balcony, and renovation history drive value more than building-wide averages.
Closing timelines are co-op standard. Roughly 6–10 weeks from contract signing to closing.
Comparable buildings
If you're considering Henderson House, also evaluate these nearby Yorkville and East End buildings:
- 180 East End Avenue — nearby East End Avenue postwar co-op facing the park
- 200 East End Avenue — nearby East End Avenue full-service building
- 40 East End Avenue — East End Avenue cooperative peer
- 525 East 86th Street — directly adjacent East 86th Street building
- 425 East 86th Street — nearby East 86th Street full-service building
- 320 East 86th Street — nearby East 86th Street full-service building
The neighborhood
For the full corridor — architecture, schools, 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.
Considering a move at Henderson House?
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 Henderson House 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.