535 Park Avenue
535 Park Avenue, New York, NY 10065
BBL 1013960001 · BIN 1041961
- Year built
- 1909
- Type
- Cooperative
- Units
- 31
- Floors
- 15
- 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
- Not permitted
- Pied-à-terre
- Permitted
- Pets
- Pets permitted; species and limits not stated
- Maximum financing
- 40% of the purchase price
- Flip tax
- 2% of the purchase price, paid by the buyer
- Doorman
- Full-time doorman
- Financing
- Up to 40% financeable (60% minimum down).
- Subletting
- Not permitted — an owner-occupancy building.
- Pied-à-terre
- Permitted.
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated 2026). Board policies can change by amendment — confirm at the offer stage.
Every recorded sale at this building, 2004–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median
- $3.9M
- Recent range
- $1.6M – $8.5M
- Listing discount
- 5.7%
- Recorded transfers
- 41
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535 Park Avenue is one of the earliest cooperatively organized apartment buildings on Park Avenue — a structural fact often overlooked because the modern Park Avenue cooperative canon (Candela, Cross & Cross 1920s-1930s) overshadows the 1910 founding cycle. The corner site at 61st and Park was acquired in early 1909 by a corporation called Number 535 Park Avenue, organized by the future owners themselves rather than by a conventional real-estate developer.
What gives 535 Park one of the more historically distinctive ownership profiles on the corridor begins with its earliest-coop pedigree: continuously a cooperative since 1909-1910, it predates every Candela, Cross & Cross, and Schwartz & Gross prewar building on Park Avenue. The architectural composition by Herbert Lucas places it in good company — the same architect designed The Marquand at 11 East 68th Street, One Lexington Avenue, and 24 Gramercy Park South. And the policy flexibility is unusual for the address: pied-à-terre ownership is permitted (notable for a prewar Park Avenue coop), pets are welcome, and the boutique 31-unit scale keeps operations intimate.
Christopher Gray's August 1, 2013 "Streetscapes" column in The New York Times ("Ring Around the Collar at 535 Park Avenue") provides the canonical published history of the building.
Architecture and unit composition
The corner site at 61st and Park was acquired in early 1909 by a corporation called Number 535 Park Avenue, organized by the future owners themselves. The New York Times in May 30, 1909 ("Rebuilding Upper Park Avenue") characterized the project as a step to "reimprove the north section of Park Avenue.", "half of its units were being rented by the owners" — a model inherited from the 1880s-1890s "home club" tradition pioneered at the Rembrandt and the Hubert Home Clubs.
The architect Herbert Lucas drew from his earlier work at 24 Gramercy Park South — splayed lintels, simple brick, half-oval balconies — and applied a Georgian / Colonial Revival vocabulary at scale. The defining and most-debated feature is the white glazed terra-cotta two-and-a-half-story rusticated base contrasting against red brick above. The Architectural Record in January 1911 issued one of the period's harshest reviews of the building: "It aims at the palatial and attains the sham-palatial." The anonymous reviewer denounced the projecting cornice as "huge, umbrageous, unmeaning, irrelevant" and characterized the building's red-brick / white-terra-cotta combination as "cheap finery," pronouncing the building "Palazzo Spotti."
Christopher Gray's August 2013 New York Times "Streetscapes" column provides the canonical published history of the building, sourcing the 1909 NYT report, the Architectural Record critique, and the Lucas / Gramercy Park South linkage. The building has been continuously a cooperative since 1909-1910, making it one of the oldest continuously operating cooperatives in Manhattan.
Apartments feature 10.5-foot ceilings, wood-burning fireplaces, decorative wrought-iron balconies, and historic interior detail. Apartment 15A includes a 66-foot-long terrace. The building was modernized in recent years with new roof, boiler, electric windows, and common-area windows.
Building operations
535 Park operates as a full-service Lenox Hill cooperative with the following operational baseline:
- 24-hour doorman
- Elevator operator (the building retains the white-glove operator tradition)
- Live-in superintendent
- Common roof deck
- Resident storage
- Central laundry
- No on-site garage; no health club / fitness center
The building's historical operational posture is "white-glove minimal" rather than amenity-maximalist — a positioning consistent with the 1909-1910 vintage and the early-cooperative tradition. The common roof deck is the principal modern-amenity layer.
Policy framework
Verified across architectural coverage, and broker data with policy cross-confirmation:
- Financing maximum: 40% (60% minimum down — moderate-restrictive)
- Flip tax: Verify with managing agent at offer stage
- Pets: Allowed
- Pied-à-terre: Permitted (notable for a Park Avenue prewar cooperative)
- Subletting: Limited per coop bylaw; board approval required
- Trust ownership: Permitted with board review
- LLC ownership: Not typical
- Foreign buyer: Possible with substantial board diligence
- Post-closing liquidity: Substantial Park Avenue reserves typical (3x to 5x annual maintenance customary)
- Board interview: Required; full financial and personal-reference disclosure
The combination of permitted pied-à-terre and the 40% financing cap reflects a specifically calibrated board posture — flexible on occupancy and use, conservative on financing structure.
Application and transaction fees
Fees below are from building management's published schedule, as of October 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
- 2% of Contract Price
- Rate
- 2% of the purchase price
- Paid by
- Buyer
Source: building management's published schedule, as of October 2026
Purchase
8 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeeConditional | Paid by Buyer | When With the application | Amount $600 or $1,000 (Trust Purchase - if permitted by Corporation) | Refundable Not stated |
| Application Processing FeePaid to the building | Paid by Buyer | When With the application | Amount $300 | Refundable Not stated |
| Application Processing Fee for Co-applicant or GuarantorPer applicant | Paid by Buyer | When With the application | Amount $250 per Co-applicant/ Guarantor | Refundable Not stated |
| Background Report FeeConditional · Per applicant | Paid by Buyer | When With the application | Amount $125 per applicant (additional $75 for criminal check if required by the Board) | Refundable Not stated |
| Lead Based Paint Disclosure Fee | Paid by Seller | When With the application | Amount $75 | Refundable Not stated |
| Financing FeeConditional | Paid by Buyer | When At closing | Amount $300 (if financing) | Refundable Not stated |
| Closing FeePer share | Paid by Seller | When At closing | Amount $800 ($850 without a Broker) plus $0.05 per share | Refundable Not stated |
| Sale by an Estate or Trust - Closing FeePer share | Paid by Seller | When At closing | Amount $1,000 plus $0.05 per share | Refundable Not stated |
Refinance
1 item
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Financing Fee | Paid by Tenant | When With the application | Amount $400 | Refundable Not stated |
Ownership transfer
1 item
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Transfer Fee | Paid by Shareholder | When With the application | Amount Contact Transfer Agent for fee schedule | Refundable Not stated |
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
- 40% of the purchase priceSource: building management's published schedule, as of October 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
- Not permittedSource: building management's published schedule, as of October 2026
- Pied-à-terre ownership
- PermittedSource: building management's published schedule, as of October 2026
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; species and limits not statedSource: The Roebling Team's building profile
- 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.
Building staffing and amenities
- Doorman
- Full-time doormanSource: 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
- Roof deck, garage, 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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $14,812/yr
- Per unit / month range
- $0 – $40
- Modeled exposure split equally across 31 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 record last verified September 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. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
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).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Management & transfer contacts
- Sublet policy
- Not allowed
- Pied-à-terre
- Allowed
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 |
|---|---|---|---|---|---|
| May 28, 2025 | 14C | 2 BR · 2 BA · 1,730 sf | $3,850,000 | $2,225/sf | -3.7% |
| Apr 28, 2025 | 4AB | 3 BR · 4 BA | $3,950,000 | -10.1% | |
| Aug 14, 2023 | 6B | 2 BR · 2 BA | $1,600,000 | +0.0% | |
| Aug 14, 2023 | 7AB | 3 BR · 2.5 BA | $4,250,000 | -7.6% | |
| May 18, 2021 | 2C | 2 BR · 3 BA · 1,660 sf | $2,000,000 | $1,205/sf | -11.1% |
| Apr 27, 2021 | 10C | 2 BR · 2 BA · 1,600 sf | $2,900,000 | $1,813/sf | -21.4% |
| Nov 19, 2020 | 12C | 2 BR · 2 BA | $2,300,000 | -36.1% | |
| Jun 24, 2019 | 8AB | 3 BR · 3.5 BA | $4,500,000 | -23.7% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $2,225/sf (recorded) across 1 sale. The building has traded as recently as 2026. Median listing discount 3.8% 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 1-01396-0001). 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.
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Buying here? Co-op closing costs typically run 2 to 3% of the price. See NYC co-op and condo closing costs, line by line.
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Notable residents
Verified historical residents include Lydia Field Emmet — American painter — and Gladys Cromwell — American poet. The building's owner roster has historically maintained substantial privacy with limited celebrity-press exposure, consistent with the boutique 31-unit scale and the early-cooperative discretion tradition.
What to know if you’re buying
The earliest-coop pedigree is historically distinguishing. 535 Park has been continuously a cooperative since 1909-1910, predating every Candela, Cross & Cross, and Schwartz & Gross building on Park Avenue. Marketing and historical positioning should reference this.
The Herbert Lucas architectural pedigree is real. Lucas's broader Manhattan body of work — The Marquand, One Lexington Avenue, 24 Gramercy Park South — connects 535 Park to a meaningful early-20th-century architectural lineage.
The pied-à-terre permission is materially advantageous. Permitted pied-à-terre on a Park Avenue prewar cooperative is structurally uncommon; expect to pay a premium versus pied-à-terre-restricted peers.
The 40% financing cap is conservative. Plan for 60% minimum down; verify post-closing liquidity expectations during board package preparation.
The 10.5-foot ceilings and historic interior detail support premium positioning. Original wood-burning fireplaces, decorative wrought-iron balconies, and the 66-foot terrace at apartment 15A are real differentiators within the boutique-prewar tier.
The white-glove minimal amenity profile is the historical norm. Buyers expecting modern fitness-center / health-club infrastructure should evaluate fit; the building's operational posture is deliberately reserved.
Closing timelines are cooperative-standard. Plan for 6 to 10 weeks from contract through board approval to closing.
What to know if you’re selling
Marketing should emphasize the earliest-coop pedigree and the Lucas architectural credential. Both are real structural advantages over peer Lenox Hill cooperative inventory.
The permitted pied-à-terre policy supports a broader buyer pool than most peer Park Avenue prewar cooperatives. Position accordingly.
The 66-foot-long terrace at apartment 15A and the building's 10.5-foot ceilings are marketable structural features. Reference in positioning materials.
The roof deck and elevator-operator amenity layer combines modern access with prewar tradition. Both are marketable.
Pricing should reference recent comparable Lenox Hill prewar cooperative closings. Apartment-line-specific comparables should anchor positioning; the boutique scale means individual closings move building-wide pricing benchmarks.
Closing timelines are cooperative-standard.
Comparable buildings
If you're considering 535 Park Avenue, also evaluate:
- 510 Park Avenue — F.H. Dewey 1925 boutique prewar coop; immediate Park Avenue / 60th-61st area peer
- 530 Park Avenue — Pelham Jr. 1940 / Aby Rosen 2013 condominium conversion; immediate corner Park Avenue / 61st Street peer
- 502 Park Avenue (Trump Park Avenue) — Goldner & Goldner 1929 hotel / Kondylis 2005 condominium; immediate Park Avenue / 59th-60th area peer
- 610 Park Avenue (The Mayfair) — Carpenter 1925 / Kondylis 1998 condominium; nearby prewar-into-condominium peer
- 620 Park Avenue (The Palacio) — Carpenter 1924; nearby Lenox Hill prewar coop peer
Sources: The Roebling Research Library (offering plans, house rules, financial statements, board minutes, internal transaction records); NYC Department of Finance recorded transfers; publicly recorded NYC building data.
More Park Avenue buildings
- 520 Park Avenue — 2018 condominium by Robert A.M. Stern Architects
- 525 Park Avenue — 1914 condominium by Schwartz & Gross
- 530 Park Avenue — 1940 condominium by George F. Pelham
- The Yosemite (550 Park Avenue) — 1917 co-op by J.E.R. Carpenter
- 555 Park Avenue — 1914 co-op by George and Edward Blum
- 563 Park Avenue — 1910 co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across Park Avenue — read The Roebling Team Guide to Park Avenue.
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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646.939.7375 · c.cohen@compass.com