- Year built
- 1929
- Type
- Cooperative
- Units
- 40
- Floors
- 19
- Landmark
- Designated
- Financing
- Not permitted — 100% cash purchases only
- Flip tax
- 3% of the sale price.
- Subletting
- Not permitted — an owner-occupancy building.
- Pied-à-terre
- Permitted.
- Washer / dryer
- Permitted in-unit.
- Pets
- Permitted, subject to Board approval.
- Co-purchasing
- Permitted. Parents purchasing for children permitted.
- Guarantors
- Permitted.
Compiled by The Roebling Research Desk from building documents and current market data. Board policies can change by amendment — confirm at the offer stage. As of 2026.
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- Recent range
- $2M – $2M
- Listing discount
- 8.9%
- Recorded transfers
- 29
770 Park Avenue is one of Rosario Candela's most architecturally ambitious Park Avenue commissions — a 1929–1930 Neo-Georgian / Renaissance Revival composition that occupies the southwest corner of Park Avenue and East 73rd Street, two blocks south of 740 Park and immediately adjacent to 778 Park. Together with 720, 730, 740, and 778 Park Avenue, the building forms the structural core of the Candela Park Avenue canon — a five-building cluster between 70th and 73rd Streets that contains a substantial portion of his most celebrated work.
What architecturally distinguishes 770 Park is the H-shaped plan. Candela designed the building on an unusually deep site, and the H configuration allowed every apartment to enjoy multiple exposures and substantial light — an outcome that conventional rectangular floor plates of comparable scale could not have produced. The result is interior apartments that read closer to townhouses than typical Manhattan pre-war units: long entry halls, library-living combinations, formal dining rooms, primary suites with extensive natural light from two or more exposures, and herringbone floors throughout.
The duplex concentration is also unusual. The original 1929 sponsor plan called for 35 duplex apartments within the building's 40-unit configuration — among the highest duplex concentrations in the Candela corpus. Candela's signature duplex elements appear throughout: sweeping staircases connecting the floors, Palladian arches at the major transitions, wood-burning fireplaces (often multiple per apartment), and soaring ceilings in the primary entertaining rooms. Subsequent combinations and renovations have varied the configuration, but the duplex premise remains central to the building's identity.
The current resident roster is institutionally serious in the pattern of Park Avenue tier-one co-ops, with multi-generational families and contemporary business and cultural leadership in the building. Inventory turnover is slow — the 40-apartment scale combined with multi-decade residency norms produces typical 6–18 month gaps between transactions.
The procedural posture of 770 Park is also distinctive. The building requires seven hard copies of the board application package, mailed to the property management office in addition to digital submission. This is among the most procedurally demanding application processes in Manhattan tier-one co-op inventory — and it operates as part of the building's screening framework. Buyers willing to engage with the requirement self-select toward those comfortable with the building's institutional rigor.
Architecture and unit composition
The 40 apartments span configurations from substantial 4,000 sf simplex 3BRs to large 7,500+ sf full-duplex 5BRs. The H-shaped plan produces apartments with multiple exposures (Park Avenue east, 73rd Street north or south, and interior court west) — meaningfully more light access than typical rectangular Park Avenue floor plates.
Candela's Neo-Georgian / Renaissance Revival signatures throughout: 11–12 foot ceilings in primary rooms (and 18–20 foot in some duplex entertaining spaces), formal entry galleries leading from the elevator vestibule, library-living-room combinations, formal dining rooms with full butler's pantries, primary suites with substantial closet and dressing infrastructure, service wings, and the building's signature herringbone floors, Palladian arches, and sweeping staircases in duplex configurations.
Park-facing apartments on the eastern flank have direct Central Park views; the H configuration also gives north-facing apartments meaningful 73rd-Street exposure. View permanence is excellent given the corridor's substantial buildout.
Building operations
770 Park operates as a full-service pre-war cooperative with full-time doorman, attended elevator, and on-site superintendent. Property management is handled by Residential Management.
The policy framework follows tier-one Park Avenue norms with several notable specifics. Financing is not permitted — 100% cash purchases only. Subletting is not allowed. Trust purchases and post-acquisition transfers are permitted on a case-by-case basis, providing meaningful flexibility for buyers seeking estate-planning structures. Pied-à-terre, secondary residence, co-purchasing, and parents-buying-for-children configurations are all permitted on a case-by-case basis — reflecting a board posture that exercises discretion across the range of buyer profiles rather than maintaining blanket prohibitions.
The seven-hard-copy application requirement is structural. Buyers and their brokers should plan to coordinate physical production of seven complete board packages to be mailed to the property management office in addition to whatever digital submission is required. The friction is itself part of the screening mechanism.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $88,135/yr
- Per unit / month range
- $0 – $175
Recent sales
The most striking data point in 770 Park’s modern transaction record is the 6/7B duplex line: closed at $17.5M in April 2007 and again at $10.5M in April 2026 — a nearly 40% nominal decline across 19 years on the same physical apartment. The 2026 close was 10.64% under the $11.75M asking price, suggesting the seller met the market rather than holding for a higher number. It’s one of the cleanest individual-unit long-term comps available in the prewar Park Avenue inventory, and it complicates the conventional “prewar always appreciates” narrative meaningfully.
The 12-13C duplex tells the opposite story: sold at $4.7M in April 2011 and again at $6.2M in July 2018 — 32% nominal appreciation across 7 years on the same combined unit. Two duplexes in the same building, two opposite trajectories. The difference reflects unit-specific dynamics (view, layout, condition, post-renovation versus pre-renovation) more than building-wide direction.
A recurring 770 Park pattern is withdrawal-and-relist price discovery. The 14-15A duplex was first listed at $19.5M in 2012, withdrawn as “No longer available,” then relisted and closed at $17.75M in March 2013 — 9% below the original ask, twelve months later. The 4/5B duplex followed the same pattern: listed at $17.9M in 2011, withdrawn, then closed at $13.4M in November 2014. Buyers and sellers at 770 should expect this dynamic.
Discount-to-ask is consistent at 3–8% for clean arms-length transactions in the modern era, with #1B at −23.28% (2011, post-2008 recovery) and #2C at +9.33% (Dec 2024, lower-floor 2BR competitive demand) as the bookends. Inventory turnover is slow at the 42-apartment scale — typical 6–18 month gaps between transactions. Higher-priced duplex inventory frequently moves through private broker networks rather than MLS.
Recent transfers 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 |
|---|---|---|---|---|---|
| Apr 14, 2026 | 6/7B | 4 BR · 6.5 BA Closed Apr 8, 2026 at $10.5M — 10.64% under the $11.75M asking price. Notable comp: the SAME unit (6/7B) sold in April 2007 at $17.5M. Nineteen-year delta = nearly 40% nominal decline on this apartment line, a striking outlier against the broader Park Avenue prewar appreciation curve. | $10,500,000 | -10.6% | |
| Oct 2, 2025 | 8D | 4 BR · 4.5 BA Closed Sep 30, 2025 at $7.55M — 5.03% under the $7.95M asking price. | $7,550,000 | -5.0% | |
| Jun 23, 2025 | 2C | 2 BR · 2 BA Closed Dec 20, 2024 (recorded Jan 2, 2025) at $2.05M — 9.33% OVER the $1.875M asking price. Premium-to-ask is unusual at this price point in 770 Park and suggests competitive demand for the lower-floor 2BR inventory. | $2,050,000 | off-mkt | |
| Jul 14, 2023 | 11D | Closed Jul 12, 2023 at $12.75M — recorded transfer; no public listing data listing on record (likely off-market or pre-listing transaction). | $12,750,000 | off-mkt | |
| Jul 13, 2022 | 10D | 4 BR · 4.5 BA Closed Jun 27, 2022 (recorded Jul 6) at $13M — 3.70% under the $13.5M asking price. | $13,000,000 | -3.7% | |
| Jul 26, 2021 | 14D | 3 BR · 4.5 BA · 4,267 sf · private outdoor Closed Jul 20, 2021 at $9M — 5.26% under the $9.5M asking price. Sqft per listing record. | $9,000,000 | $2,109/sf | -5.3% |
| Jun 30, 2021 | 2D | 3 BR · 4 BA · private outdoor Closed Jun 24, 2021 at $5.6M — 5.88% under the $5.95M asking price. | $5,600,000 | -13.8% | |
| May 3, 2019 | 15D | Closed May 3, 2019 at $16.8M — recorded transfer; no public listing data listing on record. | $16,800,000 | off-mkt |
Market read. Most recent trades (2021) cleared a median $2,109/sf across 1 sale. Median listing discount 9.0% 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.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Nov 14, 2022 | 10B | $9,435,000 |
| Dec 20, 2012 | 8D | $9,990,000 |
| Oct 1, 2007 | 16D | $20,000,000 |
| Feb 1, 2006 | 2D | $3,375,000 |
| Jun 20, 2005 | 15D | $12,200,000 |
| Oct 31, 2003 | 5D | $4,600,000 |
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 1-01387-0037) 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 on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
Financing is not permitted. 770 Park requires 100% cash purchases — the building's central screen alongside the cash-only tier-one Gold Coast peers.
The seven-hard-copy application process is procedurally demanding. Buyers and their brokers should plan to produce seven complete physical board packages in addition to digital submission. This is among the most administratively friction-rich application requirements in Manhattan tier-one co-op inventory; coordinate with your broker and attorney early.
Trust purchases are permitted case-by-case. Useful for buyers seeking estate-planning or privacy structures, contingent on board review of the underlying beneficial ownership. Compare to 778 Park (trusts explicitly prohibited) and 1040 Fifth (trusts permitted with Transfer Agent guidance) — 770 Park's case-by-case posture is in the middle of the tier-one Park Avenue spectrum.
Case-by-case policies across many dimensions. Pied-à-terre, secondary residence, co-purchasing, parents-buying-for-children, and guarantor configurations are all subject to case-by-case board review. The building does not maintain blanket prohibitions on these structures; it exercises discretion. Buyers with non-standard structures should engage early with the board's posture on their specific configuration.
The H-shaped plan produces apartments with unusual light access. Among the Candela Park Avenue corpus, 770 Park's floor plates are among the brightest. Buyers attentive to natural light should weight this in apartment comparisons.
The duplex concentration is the building's architectural signature. Of the 40 apartments, the substantial majority were originally configured as duplexes. Renovations and combinations have varied this somewhat, but the duplex premise — sweeping staircases, Palladian arches, soaring ceilings, wood-burning fireplaces, multiple primary suites — remains central to the building's inventory.
Board approval follows tier-one Park Avenue norms. Strong financial profile, professional accomplishment, primary-residence intent, and personal references all matter substantially. The seven-copy application requirement is one indicator of the building's procedural rigor.
View permanence is excellent. Central Park east; the H plan also provides 73rd Street and interior-court light envelopes that have been stable across the building's century.
What to know if you’re selling
Marketing strategy depends on apartment configuration. Smaller simplex inventory typically benefits from public listing exposure (REBNY, Compass private exclusive); larger duplex configurations more commonly transact off-market through private broker networks. Calibrate the marketing approach to the apartment.
Pricing requires apartment-level comparable analysis. The duplex concentration produces meaningful within-building variation. Comparable analysis should account for simplex vs. duplex pricing, floor altitude, view, and the specific architectural signature of the apartment.
The seven-copy application process is a buyer-screening tool. Sellers can position the building's procedural rigor as part of the institutional posture — and screen out buyers unprepared for the process before contract.
Closing timelines are co-op standard but the package work is substantial. Expect 6–10 weeks from contract signing to closing, with the seven-physical-copy submission requirement factored into the package preparation timeline.
Comparable buildings
If you're considering 770 Park Avenue, also evaluate:
- 720 Park Avenue — Candela / Cross & Cross 1929; 29 apartments; trusts permitted
- 730 Park Avenue — Candela 1929; same Park Avenue cluster
- 740 Park Avenue — Candela / Cross & Cross 1930; the apex of Gold Coast pre-war prestige
- 778 Park Avenue — Candela 1931; 18 full-floor apartments; trusts not allowed
- 820 Fifth Avenue — Starrett & Van Vleck 1916; 13 apartments; cash-only
- 834 Fifth Avenue — Candela 1931; tier-one Gold Coast
- 1040 Fifth Avenue — Candela 1930; Jackie Kennedy's building
The Roebling Team at 770 Park Avenue
The Roebling Team at Compass specializes in Central Park West, the Upper East Side, and the broader Park-facing Manhattan market. We publish this building profile because Park Avenue buyers and sellers deserve building-specific intelligence — architecture, board culture, transactional mechanics, and the realities of pricing at the apartment level — not generic market commentary.
If you're considering a purchase or sale at 770 Park, a 30-minute consultation is the right starting point. We'll bring the full context this page provides plus the transactional specifics your situation requires — financial structuring, board approvability, comparable analysis at the apartment level, and the pacing strategy that fits your timeline.