Henderson House (535 East 86th Street)
535 East 86th Street, New York, NY 10028
BBL 1015830015 · BIN 1051265
- Year built
- 1960
- Type
- Cooperative
- Units
- 143
- 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
- Requires confirmation
- Pets
- Pets permitted with conditions; species not stated
- Maximum financing
- 65% of the purchase price
- Flip tax
- None
- 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
- $1.3M
- 8 qualifying sales
- Recent range
- $1.2M – $3.4M
- Listing discount
- 4.2%
- Recorded transfers
- 93
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.
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 preserved sweep of low-rise architecture and open water; the outlook varies by floor and position, and no view is protected without a recorded instrument.
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 — large windows whose dimensions should be compared with specific prewar alternatives, 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 offer views to compare against dated sales before assigning a 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. Review the current budget, audited statements, debt and any assessments.
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; confirm the current sublet policy. Confirm the building's current liquidity and occupancy requirements in its application instructions.
Application and transaction fees
Fees below are from building management's published schedule, as of September 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
- None
Source: The Roebling Team's building profile
Purchase
9 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Fee | Paid by Buyer | When With the application | Amount $750 | Refundable Not stated |
| Credit Report FeePer applicantRequired | Paid by Buyer | When With the application | Amount $300 per applicant | Refundable Not stated |
| Attorney Closing Fee | Paid by Buyer | When At closing | Amount $600 | Refundable Not stated |
| Financing Fee | Paid by Buyer | When At closing | Amount $300 | Refundable Not stated |
| Name Change on Stock Certificate | Paid by Buyer | When At closing | Amount $300 | Refundable Not stated |
| Attorney Closing Fee | Paid by Seller | When At closing | Amount $600 | Refundable Not stated |
| NYS Transfer Stamp FeePer shareRequired | Paid by Seller | When At closing | Amount $0.05 per share | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-In DepositConditionalConditions: If there is no damage to the common areas of the building during the move | Paid by Buyer | When At closing | Amount $1,000 | Refundable Conditional; see terms |
| Move-Out DepositConditionalConditions: If there is no damage to the common areas of the building during the move | Paid by Seller | When At closing | Amount $1,000 | Refundable Conditional; see terms |
Refinance
2 items
Management's “less refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Processing Fee | Paid by Shareholder | When With the application | Amount $500 | Refundable Not stated |
Management's “more refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Processing Fee | Paid by Shareholder | When With the application | Amount $500 | Refundable Not stated |
Ownership transfer
1 item
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application FeePaid to Smith Gambrell to cover legal services | Paid by Shareholder | When With the application | Amount $1750, increasing to $2000 after the first of the year. Additional charges may incur, please refer to the Cover Letter. | 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
- 65% of the purchase priceSource: building management's published schedule, as of September 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
- Requires confirmationSources differ. Confirm with building management.
- Pied-à-terre ownership
- Not verified
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 with conditions; species not statedPets OK, Upon ApprovalSource: building management's published schedule, as of September 2026
- In-unit washer/dryer
- Not verified
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
- $748 per room a monthMedian of 11 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Maintenance, per square foot
- $2.03 per square foot a monthMedian of 4 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
- Concierge
- YesSource: 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
- Fitness room, garage, 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
- $57,651/yr
- Per unit / month range
- $0 – $34
- Modeled exposure split equally across 143 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 FISP filing classified the facade as Safe — no repairs were required at that inspection. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
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
- Sublet policy
- Requires confirmation
- Policies and 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, 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 14, 2026 | 10J | 3 BR · 2.5 BA | $2,110,000 | -3.6% | |
| 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% |
Market read. Most recent trades (2026 to date) cleared a median $983/sf (floor-adjusted) across 1 sale. 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 5.1% 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). 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at Henderson House and nearby.
At the recent median sale of $2.4M (7 transfers in the past 24 months, since October 31, 2024), a buyer putting 35% down would pay about $44,488 to close, or 1.9% of the price.
- Mansion tax: $29,938
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $14,550
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage at the building's 65% financing limit.
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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; how much of it an apartment gets depends on floor and position, and no view is protected without a recorded instrument.
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.
Confirm the sublet terms before planning around them. Subletting requires confirmation in the proprietary lease and house rules; buyers who need investment or pied-à-terre use should settle it before contract.
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
More Upper East Side buildings
- The Edgewater (530 East 72nd Street) — 1962 co-op
- 531 East 88th Street — 1905 co-op
- 531 Main Street (Rivercross) — 1975 co-op
- The Promenade (535 East 75th Street / 530 East 76th Street) — 1987 condominium by Philip Birnbaum & Associates
- The Black & Whites, 541 East 72nd Street — 1910
- 551 Main Street (Island House) — 1975 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 Henderson House?
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