860 Fifth Avenue
860 Fifth Avenue, New York, NY 10065
BBL 1013820069 · BIN 1041243
- Year built
- 1949
- Type
- Cooperative
- Units
- About 153
- Landmark status
- Not an individual landmark; in the Upper East Side Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Subletting by shareholders
- Not permitted
- Pied-à-terre
- Permitted
- Pets
- Pets permitted with conditions; species not stated
- Washer/dryer
- Permitted with conditions
- Maximum financing
- 50% of the purchase price
- Flip tax
- 2% of the purchase price, paid by the buyer
- Doorman
- Full-time doorman
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median, 2023–2026
- $1.5M
- 15 qualifying sales
- Recent range
- $950K – $6M
- Listing discount
- 7.9%
- Recorded transfers
- 143
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 860 Fifth Avenue would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.
860 Fifth Avenue belongs to a specific and desirable category: the early-postwar Fifth Avenue cooperative built directly on the park during the late-1940s wave that replaced the avenue's surviving Gilded Age mansions with elevator apartment houses. Completed in 1949 to a Sylvan Bien design, the building sits between 67th and 68th Streets on the prime Central Park–facing frontage of Lenox Hill, on the former site of the Thomas Fortune Ryan mansion — its arrival marked the closing chapter of "Millionaires' Row" on this stretch of the avenue.
Bien's composition is distinctive within its era. Rather than the plain slab postwar economics often produced, 860 Fifth carries a setback central facade flanked by wings, with solid-wall balconies that give the streetfront a deliberate horizontal rhythm — a more architecturally considered envelope than the white-brick towers that would dominate the following decade. The same office designed the Carlyle, and a measured, hotel-grade sensibility carries through the building's service program.
The result is a full-service white-glove cooperative with direct park frontage, generous postwar floor plates, and a deep amenity package: an on-site full-service garage, a fitness center, a wine cellar, a garden, private storage, and a bike room, staffed by 24-hour doormen, a concierge, attended elevators, and a live-in resident manager. The board permits pets (with approval), pieds-à-terre, co-purchasing, and parental purchases, allows financing up to 50%, and applies a 2% flip tax paid by the purchaser; subletting is not permitted. For buyers, 860 Fifth offers postwar luxury layouts — with ceiling heights and window dimensions to measure against specific pre-war alternatives — in a park-facing address with the prestige and service of the avenue's best cooperatives.
Architecture and unit composition
The roughly 153 apartments span 19 stories in a postwar luxury vocabulary: entry galleries, well-proportioned reception rooms, and the larger window openings characteristic of late-1940s construction. Park-facing apartments on the western flank command direct Central Park views — an exposure to assess with matched sales — while higher floors capture the broadest reservoir and skyline panoramas. The mix runs from one-bedrooms with solariums to sprawling duplex penthouses over 3,300 square feet with wraparound terraces.
Postwar signatures recur throughout: substantial room dimensions, hardwood floors, and the balcony detailing built into Bien's facade. Some apartments retain wood-burning fireplaces, and in-unit washer/dryers are permitted. Exact configurations, ceiling heights, and renovation status vary apartment to apartment and reward unit-by-unit review.
Building operations
860 Fifth Avenue operates as a full-service white-glove cooperative. Staffing centers on 24-hour doormen, a concierge, attended elevators, and a live-in resident manager. The amenity program is deep for the era: an on-site full-service garage, a fitness center, a wine cellar, a garden, private storage, and a bike room. The board permits pets subject to approval and allows pieds-à-terre, co-purchasing, and parental purchases for children. Financing is allowed up to 50%, a 2% flip tax is paid by the purchaser, and subletting is not permitted. Confirm the board's current financial and liquidity requirements from its application instructions.
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
- Equal to 2% of the gross sales 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 Fee | Paid by Buyer | When With the application | Amount $500 | Refundable Not stated |
| Credit and Litigation Report FeePer applicantRequired | Paid by Buyer | When With the application | Amount $290 per applicant | Refundable Not stated |
| Litigation Search Fee | Paid by Buyer | When With the application | Amount 820/applicant | Refundable Not stated |
| Recognition Agreement FeeConditional | Paid by Buyer | When At closing | Amount $500 if applicable | Refundable Not stated |
| Closing FeePer share | Paid by Shareholder | When At closing | Amount $750 with a Broker, $800 without a Broker (+ NYS Transfer stamp $0.05 per share) | Refundable Not stated |
| Closing Fee for EstatePer share | Paid by Shareholder | When At closing | Amount $800 with a Broker, $850 without a Broker (+ NYS Transfer stamp $0.05 per share) | Refundable Not stated |
| Move Out Fee | Paid by Shareholder | When At closing | Amount $500 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out Deposit | Paid by Shareholder | When At closing | Amount $9,500 | Refundable Refundable |
Refinance
1 item
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Fee | Paid by Shareholder | When With the application | Amount $500 | 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
- 50% of the purchase priceSource: building management's published schedule, as of October 2026
- Guarantors
- Not permittedSource: building management's published schedule, as of October 2026
- Co-purchasing
- PermittedSource: building management's published schedule, as of October 2026
- Parent buying for an employed child
- Permitted with conditionsSubject to Board review and approvalSource: building management's published schedule, as of October 2026
- Parent buying for a student child
- Permitted with conditionsSubject to Board review and approvalSource: building management's published schedule, as of October 2026
- Purchase or lease by a corporation
- Not permittedSource: 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
- Short-term rentals
- Not 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 with conditions; species not statedSubject to Board ApprovalSource: building management's published schedule, as of October 2026
- In-unit washer/dryer
- Permitted with conditionsSubject to Board ApprovalSource: building management's published schedule, as of October 2026
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Maintenance, per room
- $959 per room a monthMedian of 21 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Maintenance, per square foot
- $2.99 per square foot a monthMedian of 9 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Maintenance as recorded with each sale. A co-op's maintenance already covers the building's real estate taxes and the building's own mortgage, if it has one; add your own loan payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Fitness room, garage, bike storage, storageSource: 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. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $82,838/yr
- Per unit / month range
- $0 – $44
- Modeled exposure split equally across 157 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 data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the inspector (QEWI) identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Management & transfer contacts
- Flip tax
- 2% of gross sales price
- Sublet policy
- Not Allowed
- Pied-à-terre
- Allowed
- Policies and fees
- Max financing 50%; Move Out Deposit $9,500 (refundable) + $500 fee; Litigation Search $820/applicant
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 |
|---|---|---|---|---|---|
| Aug 19, 2026 | 9 | 4 BR · 5 BA | $6,000,000 | -13.7% | |
| Jun 23, 2026 | 18A | 2 BR · 2.5 BA | $4,750,000 | +2.2% | |
| Jun 9, 2026 | 6K | 3 BR · 3 BA · 2,900 sf | $5,100,860 | $1,759/sf | +18.6% |
| May 18, 2026 | 12E | 3 BR · 3 BA | $2,650,000 | -33.7% | |
| Mar 31, 2026 | 11E | 1 BR · 1.5 BA | $1,100,000 | -8.3% | |
| Mar 19, 2026 | 2E | 2 BR · 2 BA | $1,475,000 | -7.5% | |
| Mar 17, 2026 | 4C | 3 BR · 3 BA · 1,900 sf | $2,450,000 | $1,289/sf | +0.0% |
| Feb 10, 2026 | 7L | 2 BR · 2 BA | $950,000 | -13.6% |
Market read. Most recent trades (2026 to date) cleared a median $2,023/sf (floor-adjusted) across 4 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 7.2% 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 |
|---|---|---|
| Apr 13, 2006 | 9L | $795,000 |
| Jun 4, 2003 | 9M | $800,000 |
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 1-01382-0069). 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 860 Fifth Avenue and nearby.
At the recent median sale of $2M (15 transfers in the past 24 months, since October 31, 2024), a buyer putting 50% down would pay about $78,550 to close, or 3.9% of the price.
- Mansion tax: $25,000
- No mortgage recording tax or title insurance on a co-op purchase
- Building transfer fee (flip tax), 2% of the purchase price, paid by the buyer per building management's published schedule, as of October 2026: $40,000
- Attorneys, lender, building fees and filings: $13,550
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage at the building's 50% financing limit. Confirm the current transfer fee with building management; the linked calculator does not include it.
Keep up with 860 Fifth Avenue and its market
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What to know if you’re buying
Park frontage on prime Fifth Avenue is the core asset. Direct Central Park exposure between 67th and 68th Streets is a feature to assess in the specific home; its effect on value and retention requires comparable-sales evidence.
The amenity and service package is exceptional. An on-site full-service garage, fitness center, wine cellar, and garden, with 24-hour doormen and a live-in manager, are features to compare with specific park-facing alternatives and their current access terms.
The board is rigorous but flexible. Expect demanding financial standards, but note that pieds-à-terre, co-purchasing, and parental purchases are allowed and pets are permitted with approval.
Know the financial terms going in. Financing is capped at 50%, a 2% flip tax is paid by the purchaser, and subletting is not permitted.
Park outlooks depend on the apartment. Central Park lies to the west; inspect the actual floor, exposure, and sightlines.
What to know if you’re selling
Lead with park frontage, the Bien pedigree, and the amenities. Direct Central Park exposure, the distinctive early-postwar architecture, and the garage-and-fitness package are the marketing anchors.
Price against tier-one Fifth Avenue. Comparable analysis should draw from the avenue's prime park-facing cooperatives, with adjustments for floor and exposure.
Frame the financial terms clearly. The 50% financing cap and 2% purchaser-paid flip tax shape the buyer pool; position the building's flexibility on pieds-à-terre and family purchases as an offset.
Closing schedule. Include board approval when planning the transaction.
Comparable buildings
If you're considering 860 Fifth Avenue, also evaluate:
- 810 Fifth Avenue — nearby Central Park–facing Fifth Avenue cooperative
- 820 Fifth Avenue — tier-one park-facing pre-war peer
- 825 Fifth Avenue — nearby Fifth Avenue cooperative
- 834 Fifth Avenue — premier park-facing Candela cooperative
- 845 Fifth Avenue — park-facing Fifth Avenue peer
- 870 Fifth Avenue — adjacent park-facing cooperative
More Fifth Avenue buildings
- 838 Fifth Avenue — 1950 condominium by Beyer Blinder Belle
- 845 Fifth Avenue — 1920 co-op by J.E.R. Carpenter
- 857 Fifth Avenue — 1963 co-op by Sylvan and Robert Bien
- 870 Fifth Avenue — 1949 co-op
- 875 Fifth Avenue — co-op by Emery Roth
- 880 Fifth Avenue — 1948 co-op by Emery Roth & Sons
The neighborhood
For the full corridor — architecture, transit, and pricing across Fifth Avenue — read The Roebling Team Guide to Fifth 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.
Considering a move at 860 Fifth Avenue?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com