610 Park Avenue (The Mayfair)
610 Park Avenue, New York, NY 10065
Lenox Hill, Upper East Side
BBL 1013797502 · BIN 1041086
- Year built
- 1925
- Type
- Condominium
- Units
- 68
- Floors
- 15
- Landmark
- Designated
Every recorded sale at this building, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,407
- Listing discount
- 6.0%
- Recorded sales
- 58
- On record
- 2003–2026
610 Park Avenue occupies a unique place in the Lenox Hill residential market: a 1925 J.E.R. Carpenter hotel building, on a corner site one block east of Central Park, converted to condominium ownership in 1997–1998. The conversion was led by a joint venture of Colony Capital and the Trump Organization, which acquired the building out of bankruptcy for approximately $15 million and invested roughly $55 million in the gut renovation. Costas Kondylis & Partners reconfigured the former hotel rooms into 68 condominium apartments; Mac II handled the common interiors.
The building's identity carries two distinct architectural pedigrees in a single envelope. The exterior is Carpenter's 1925 design — brown brick over a three-story limestone base, the Park Avenue residential idiom Carpenter helped to define across the corridor's pre-war construction cycle. The interiors are the late-1990s conversion, calibrated to contemporary luxury condominium specifications. The result is one of the few conversions on Park Avenue that pairs pre-war architectural fabric with contemporary condominium ownership mechanics — and one of very few Park Avenue condominiums of any vintage between East 60th and East 79th Streets.
The building's ground floor houses Restaurant Daniel — Daniel Boulud's flagship restaurant, which opened in 1998 in the space previously occupied by Le Cirque (Sirio Maccioni's restaurant operated there 1974–1997). The Daniel presence adds an institutional cultural amenity uncommon among Manhattan residential buildings.
Architecture and unit composition
The 68 residences distribute across the building's 15 stories in configurations ranging from one-bedroom apartments through full-floor and combined penthouses. The conversion preserved Carpenter's exterior fabric and produced interiors specified to the late-1990s luxury condominium tier — generous ceiling heights, formal entry galleries, and apartment layouts more reminiscent of pre-war Park Avenue cooperatives than of conventional condominium construction.
Apartment 15A — currently a representative listing — is asking $11.225 million, signaling the building's positioning in the upper Lenox Hill condominium tier.
Building operations
610 Park operates as a full-service condominium with 24-hour doorman, concierge, valet parking, fitness center, and live-in resident manager. Daniel's catering services are available to residents — a hospitality-adjacent service register specific to the building's restaurant tenancy. The building does not have a roof deck, balconies, or an on-site garage; valet parking is offered.
Architectural records Architectural records notes the building's quality of finishes and the unusual fact of its J.E.R. Carpenter pedigree applied to a condominium rather than a cooperative. The Trump Organization presents the property within its luxury portfolio, suggesting continued management or equity involvement.
Local Law 97
- 2024–2029 annual penalty
- $105,368/yr
- 2030–2034 annual penalty
- $247,473/yr
- Per unit / month range
- $137 – $322
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 →Recent sales
Recent closings 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 |
|---|---|---|---|---|---|
| Jul 10, 2026 | 10E | 4 BR · 4.5 BA · 3,195 sf | $7,900,000 | $2,473/sf | -5.4% |
| Oct 29, 2025 | 15A | 4 BR · 5 BA · 4,401 sf | $11,225,000 | $2,551/sf | -6.1% |
| Oct 16, 2025 | 4B | 3 BR · 3 BA · 2,208 sf | $4,850,000 | $2,197/sf | -2.0% |
| Jan 3, 2025 | 10F | 2 BR · 3 BA · 1,642 sf | $2,350,000 | $1,431/sf | -30.8% |
| Jan 31, 2022 | 9C | 2 BR · 3 BA · 2,034 sf | $4,675,000 | $2,298/sf | -14.2% |
| Nov 8, 2021 | 3C | 2 BR · 3 BA · 2,057 sf | $3,150,000 | $1,531/sf | -9.9% |
| Nov 3, 2021 | 10A | 4 BR · 5 BA · 3,820 sf | $10,750,000 | $2,814/sf | -14.0% |
| Oct 14, 2021 | 3F | 2 BR · 3 BA · 1,684 sf | $2,700,000 | $1,603/sf | -18.1% |
Market read. Most recent trades (2026) cleared a median $2,407/sf across 1 sale. Median listing discount 6.0% 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 1-01379-7502) 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 from recorded condo declarations and offering plans.
What to know if you’re buying
Condominium mechanics on a Carpenter-designed Park Avenue building is structurally rare. Most Park Avenue residential between East 60th and East 79th Streets is cooperative. The condominium form supports pied-à-terre buyers, LLC and trust ownership, foreign buyers, and the broader transactional flexibility that condominium ownership permits — none of which are typically available at peer Park Avenue cooperatives.
The Restaurant Daniel ground-floor tenancy is an asset and a feature. Buyers should weigh both — the institutional address association is real, and the in-building access to one of New York's defining French restaurants is a daily-life amenity.
Carpenter's 1925 exterior is protected. The Upper East Side Historic District designation governs exterior modifications; interior renovations follow condominium board protocols.
Verify management and policy specifics during due diligence. The Trump Organization's continued role in management or equity should be confirmed; offering plan policies on subletting, pet rules, and any flip tax structure should be reviewed.
What to know if you’re selling
Marketing should anchor on the J.E.R. Carpenter pedigree and the condominium form. Both are real and structural; the combination is uncommon in the Lenox Hill market and supports premium positioning relative to peer condominium inventory.
The Restaurant Daniel association is a real marketing asset. It distinguishes the building from peer condominium inventory and from the surrounding cooperative tier.
Pricing requires apartment-level comparable analysis. The combined-unit and penthouse inventory at the building carries substantially different pricing than the standard floor inventory; recent comparables should anchor positioning.
Comparable buildings
If you're considering 610 Park Avenue, also evaluate:
- 640 Park Avenue — the other Carpenter building on the immediate corridor, one block north; cooperative rather than condominium
- 715 Park Avenue — Emery Roth & Sons 1948 condominium; the other rare Park Avenue condominium of similar vintage
- 45 Park Avenue — Murray Hill condominium peer
- 520 Park Avenue — Stern / Zeckendorf 2018; uptown new-construction condominium peer
- The Pierre cooperative — Park Avenue at 61st; hotel-conversion peer at higher trophy tier
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Park Avenue — read The Roebling Team Guide to Park Avenue.
Considering a move at The Mayfair?
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