760 Madison Avenue (The Giorgio Armani Residences)
760 Madison Avenue, New York, NY 10065
Lenox Hill, Upper East Side
BBL 1013807502 · BIN 1090270
- Year built
- 2023
- Type
- Condominium
- Units
- 11
- Floors
- 13
- Landmark
- No
- Pets
- Permitted. The building carries a dedicated dog grooming room; confirm weight and breed rules in the house rules
Every recorded sale at this building, 2024–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $3,901
- Listing discount
- 7.4%
- Recorded sales
- 11
- On record
- 2024–2025
Ten residences is not a rounding error at this address — it is the whole building. 760 Madison Avenue is a thirteen-story, 189-foot structure in which more than a quarter of the floor area is a single commercial condominium unit, and the residential program above it consists of ten homes. That ratio is the building's defining fact. Everything a buyer needs to understand here — the pricing, the carrying costs, the governance, the resale mechanics — follows from a residential condominium small enough that every unit is a comparable to every other unit and none of them are comparable to much else.
The site is the reason the building exists in this form. Madison Avenue between 65th and 66th Streets sits inside the Upper East Side Historic District and inside the Special Madison Avenue Preservation District, two overlapping regimes that between them govern demolition, height, street wall and use. Ground-up construction on this stretch is close to unrepeatable. The assembly that produced it — a post-designation commercial building at 754–760 Madison, the c. 1876 row house at 762, and 21 East 65th Street — required Landmarks approvals to demolish and to build, and the permit record shows a multi-year sequence of certificates covering demolition, façade reconstruction and new construction between 2019 and 2023.
SL Green Realty Corp. developed the building in partnership with Giorgio Armani Corp., with COOKFOX Architects as architect of record and Giorgio Armani designing the interiors. The commercial base is not a leased-out afterthought: it is a purpose-built Armani flagship and restaurant occupying cellar through third floor, and the residential amenity program is threaded into it — a tea room served by the restaurant, a lounge and library furnished in Armani/Casa. That integration is the building's marketing argument and also its principal operating variable, since a single dominant commercial unit inside an eleven-unit condominium shapes how common charges, common-element decisions and reserve funding get allocated.
Architecturally, the building argues in masonry and metal rather than glass. The elevation is horizontally banded and deeply modeled, with continuous terraces reading as recessed floors rather than applied balconies — an approach that reads as contemporary from across the avenue but keeps the material weight and the punched rhythm that the historic district rewards. It is a substantially better neighbor than the glass boxes of the same period elsewhere in Manhattan, and the Landmarks record reflects a design that was worked through rather than pushed through.
The single most consequential fact for an underwriter is the tax posture. There is no abatement. Every unit lot in this building carries zero exempt value on the current assessment roll, and the residences have been taxed at full assessment since the first closings in January 2024. Buyers coming from abated new construction elsewhere in Manhattan will find the monthly number here materially higher than a headline price suggests, and there is no step-up schedule to plan around — it starts where it stays.
Architecture and unit composition
The development site runs 120 feet along Madison Avenue with a 64-foot depth, on a lot of 8,026 square feet. The building occupies a 100-foot frontage. Because the parcel is shallow, the plan is wide rather than deep, which produces long avenue-facing living spaces and puts most of the glass on the Madison Avenue and East 65th Street elevations.
Department of Finance records carry the ten residences at approximately 2,005, 2,037, 2,438, 2,517, 3,108, 4,216, 4,484, 4,530, 4,530 and 4,869 square feet. The pattern is legible: the lower residential floors are subdivided into two homes each, and the upper floors are single-residence plates running above 4,400 square feet, with the largest homes and the deepest terraces at the top. Most residences carry private outdoor space. Interiors are by Giorgio Armani throughout, and the amenity spaces are furnished in Armani/Casa.
The commercial unit is a distinct condominium unit lot of 24,681 square feet spanning cellar, ground, mezzanine, second and third floors. Separate DOB filings cover the store fit-out and the restaurant fit-out. For a residential buyer this matters in two directions: it delivers ground-floor tenancy that is stable, non-rotating and unlikely to become a nuisance use, and it concentrates a large share of the condominium's common interest in one owner.
One documented data discrepancy is worth flagging. PLUTO reports 59,415 square feet of building area for this lot. The Department of Finance assessment roll carries 89,416 gross square feet, and the DOB new-building application proposed 88,951 square feet of zoning floor area. Any per-foot analysis built on the PLUTO figure will be wrong by roughly a third.
Building operations
The building runs as a full-service condominium with an attended lobby and a compact, high-specification amenity program: fitness center, spa treatment room, tea room with service from the restaurant below, library and lounge, a landscaped terrace off the lounge, and a dog grooming room. That is a small program by new-development standards and an appropriate one for ten homes — the more relevant question is not how many amenities exist but how their fixed cost divides across an eleven-unit common charge budget in which one commercial unit holds a large percentage interest.
Any buyer should request the current operating budget, the reserve position, the schedule of common interest percentages, and the provisions governing the commercial unit's rights and obligations — access, signage, mechanical easements, restaurant venting and hours, and how capital assessments are shared. In a building of this configuration those documents are the transaction, not background reading.
The building is new, so the capital picture is still forming. There is no Local Law 11 cycle history yet, and the façade, roof and mechanical systems are within their original warranty and service intervals.
Policy framework
Ownership form: Condominium. Purchases close through a right of first refusal rather than a cooperative board interview, which produces predictable 30-to-45-day closing timelines.
Pets: Permitted; the building includes a dedicated dog grooming room. Confirm weight and breed limits in the house rules.
Pied-à-terre, subletting, LLC, trust and foreign ownership: All permitted under the standard condominium framework. Department of Finance ownership records show that most residential unit lots are held in entity name. Minimum lease terms for subletting should be confirmed with the managing agent.
Financing: No minimum down payment is documented in public records for this building. Confirm at contract.
In-unit washer/dryer: Residences are equipped.
Flip tax: Not documented in public records. Confirm any resale capital contribution with the managing agent before pricing a sale.
Real estate taxes: No exemption appears on any unit lot in the FY2027 assessment roll. Underwrite full unabated taxes on the specific unit and run True Monthly Carrying Cost analysis against the current bill.
Landmarks: The lot is inside the Upper East Side Historic District. Exterior work requires an LPC permit, and interior alterations requiring a DOB permit trigger an LPC filing as well. Individual unit owners at this building have already filed for and received expedited Certificates of No Effect for interior renovations — plan for the added process and schedule.
Recent sales
760 Madison Avenue launched sales in 2023 and recorded its first residential closings in January 2024. With ten homes, the building's entire transaction history is a small enough set that a building-average price per square foot is close to meaningless — the spread between the smaller lower-floor residences and the full-floor upper homes is wide, and the terrace allocations differ materially from line to line.
The building prices at the top of the Manhattan condominium market on a per-square-foot basis, and the correct comparable set is the small group of branded and ultra-boutique new-construction condominiums on the Upper East Side and Central Park frontage, not the surrounding prewar cooperative stock, whose economics, policies and buyer pools are structurally different. The absence of any tax abatement is the largest single variable separating headline price from true monthly cost, and it should be modeled before an offer rather than discovered in diligence. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, curated by The Roebling Team research desk. 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 |
|---|---|---|---|---|---|
| Feb 19, 2025 | 6A | 3 BR · 3 BA · 2,517 sf | $8,430,000 | $3,349/sf | -7.4% |
| Jan 15, 2025 | 4B | 2 BR · 2.5 BA · 2,037 sf | $7,947,273 | $3,901/sf | off-mkt |
| Jan 13, 2025 | 5 | 4 BR · 4.5 BA · 4,869 sf | $22,456,500 | $4,612/sf | off-mkt |
| Jan 15, 2024 | 4B | 2 BR · 2.5 BA · 2,037 sf | $7,947,274 | $3,901/sf | -6.5% |
| Jan 13, 2024 | 5 | 4 BR · 4.5 BA · 4,869 sf | $22,456,500 | $4,612/sf | -10.2% |
| Jan 9, 2024 | 4A | 3 BR · 3 BA · 2,438 sf | $8,800,000 | $3,610/sf | -9.8% |
Market read. Most recent trades (2025) cleared a median $3,901/sf across 3 sales. Median listing discount 7.4% 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 1-01380-7502) 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
Read the commercial unit's rights first. One commercial condominium unit holds 24,681 square feet across five levels of an eleven-unit condominium. Its percentage interest, its obligations, its easements and its restaurant operations are the highest-leverage items in the offering documents.
Underwrite full taxes from day one. No 421-a, no 485-x, no J-51, no exempt value on any lot. This is the fact most likely to change your monthly number relative to abated inventory.
Ignore the PLUTO building area. PLUTO reports 59,415 square feet; DOF carries 89,416 and the DOB application proposed 88,951 of zoning floor area. Automated valuation output built on the PLUTO figure will be wrong.
Budget for Landmarks process on any renovation. The lot is in the Upper East Side Historic District. Even interior work that requires a DOB permit requires an LPC filing. Unit owners here have already been through it.
Ten homes means thin same-building comparables. Pricing has to be built line by line and floor by floor. Terrace square footage, exposure and plate size drive the number more than any building average.
What to know if you’re selling
Scarcity is the argument no competitor can copy. Ground-up construction on landmarked Madison Avenue inside the Special Madison Avenue Preservation District is effectively unrepeatable. Lead with that, not with the finishes.
Present the tax number up front. Sophisticated buyers at this price point will find it. Pairing the full unabated figure with True Monthly Carrying Cost analysis produces better outcomes than letting it surface late.
Comp against branded and boutique new construction, not the block. The prewar cooperatives on either side operate under entirely different rules and attract a different buyer.
Document the outdoor space precisely. Terrace allocation varies by residence and is one of the few clean differentiators inside a ten-home building.
Comparable buildings
If you're considering 760 Madison Avenue, also evaluate:
- The Benson (1045 Madison Avenue) — the traditionally detailed new-construction Upper East Side condominium at a comparable price tier
- The Bellemont (1165 Madison Avenue) — small-count, high-specification new construction further north on Madison
- 40 East 66th Street — Rosario Candela's 1928–29 cooperative on the same tax block; the prewar alternative at the same address quality
- 45 East 66th Street — the landmark Parkview / Fred Leighton Building one block north
- 1 East 66th Street — Fifth Avenue frontage cooperative on the same street
- 21 East 66th Street — boutique prewar cooperative between Madison and Fifth
- 27 East 65th Street — postwar cooperative on the same block, and a useful contrast in economics and policy
- 520 Park Avenue — the low-unit-count, ultra-luxury new-construction comparison a few blocks east
- 20 East End Avenue — Robert A.M. Stern Architects; traditionally detailed new construction at lower density on the far east side
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
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.
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