760 Madison Avenue (The Giorgio Armani Residences)

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. Those sources measure different kinds of area and may reflect different filing dates or scopes. Reconcile them with approved plans before selecting a denominator; none automatically establishes interior apartment area or a one-third valuation error.

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.

Ownership form: Condominium. There is no cooperative board interview; purchases run through the condominium's application and right-of-first-refusal process, and closing timing should be confirmed for the specific sale.

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: Not documented; confirm in the declaration, bylaws and house rules. 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 established by the reviewed 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 alterations generally require LPC approval, with some maintenance exempt and eligible work approved by staff, 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

Recent closings 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.

Market read. Most recent trades (2026 to date) cleared a median $5,077/sf (recorded) across 1 sale. Median listing discount 8.6% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01380-7502; each condominium apartment is its own tax lot). 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 from recorded condo declarations and offering plans.

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.

Reconcile the area definitions. PLUTO reports 59,415 square feet; DOF carries 89,416 gross square feet and the DOB application proposed 88,951 of zoning floor area. Check definitions, dates and approved plans before using any figure in a per-foot analysis.

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.

Scarcity is the argument. Ground-up construction on landmarked Madison Avenue inside the Special Madison Avenue Preservation District is rare and needs Landmarks Preservation Commission approval. 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.

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 building 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