860 Park Avenue
860 Park Avenue, New York, NY 10075
Lenox Hill, Upper East Side
BBL 1013920036 · BIN 1041828
- Year built
- 1924
- Type
- Cooperative
- Units
- 15
- Floors
- 15
- Landmark
- Designated
- Subletting
- Not permitted — an owner-occupancy building.
- Pets
- Permitted, subject to Board approval.
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated 2026). Board policies can change by amendment — confirm at the offer stage.
860 Park Avenue is structurally distinctive within the Park Avenue cooperative tradition for a specific architectural-pedigree reason: it is one of the very few Manhattan apartment houses designed by York & Sawyer, the firm most associated with monumental banking halls and institutional commercial architecture in early-20th-century New York. Completed in 1924–1925, the 15-story building represents the rare instance where York & Sawyer's heavy palazzo masonry vocabulary — developed across the firm's defining work at the Federal Reserve Bank of New York (1924), the Bowery Savings Bank at 110 East 42nd Street, the Brooklyn Trust Company, and the Central Savings Bank at 2100 Broadway — was applied to a Park Avenue residential commission.
The architectural composition translates the firm's institutional palette into the Park Avenue residential idiom. The beige-brick façade sits over a rusticated limestone base; scalloped band courses and arched window surrounds carry the architectural detailing characteristic of York & Sawyer's heavy palazzo language. The result is a building structurally distinct from the J.E.R. Carpenter / Schwartz & Gross / Rouse & Goldstone mainline of 1920s Park Avenue residential architecture — a specific architectural-pedigree feature within the broader corridor.
The one-full-floor-per-floor configuration — 15 apartments across 15 stories — is consistent with the trophy pre-war Park Avenue cooperative tradition and produces the 15-residence intimate scale that defines the building's cooperative culture. The 1945 cooperative conversion places 860 Park among the earliest Park Avenue cooperative conversions of the post-war era.
Architecture and unit composition
The 15 cooperative apartments distribute one per floor across the building's 15 stories. Apartment layouts retain the architectural fabric characteristic of York & Sawyer's 1924–25 design — substantial ceiling heights, formal entry galleries, multi-exposure layouts with Park Avenue and East 77th Street frontages, and the layout discipline of mid-1920s Park Avenue luxury construction.
Unit 12K closed in March 2024 at $2,800,000 (5.1 percent off the $2,950,000 last asking price), configured as a 2-bedroom, 3-bathroom apartment. Full-floor transactions at the building typically occur off-market through private broker networks; public closing data is sparse.
Building operations
860 Park operates as a small-scale full-service cooperative with full-time doorman and elevator operators — the building retains attended elevator service, a structural feature of the corridor's most institutional pre-war cooperatives. The 15-unit scale produces an institutional cooperative culture characteristic of the corridor's smallest peer buildings.
The building does not carry an on-site garage or a roof deck. The cooperative policy framework supports pet ownership; specific financing maximum, flip tax structure, pied-à-terre allowance, and sublet duration limits should be verified directly with management.
The building is managed by the managing agent.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $18,703/yr
- Per unit / month range
- $0 – $97
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 →Management & transfer contacts
- Flip tax
- 3% of purchase price
- Sublet policy
- Not Allowed
- Notable fees
- Closing Fee $800 ($850 no broker) + $0.05/share; Background report $816.56/applicant; Financing Fee $300
Recent sales
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 |
|---|---|---|---|---|---|
| Jun 22, 2021 | PH | 3 BR · 3 BA · 2,600 sf | $6,300,000 | $2,423/sf | -36.2% |
| Feb 2, 2015 | 4 | 4 BR · 5.5 BA | $13,500,000 | -25.0% | |
| Apr 2, 2012 | 12 | 4 BR · 4,100 sf | $11,475,000 | $2,799/sf | +0.0% |
| Dec 5, 2007 | — | 1,000 sf | $1,000,000 | $1,000/sf | -9.1% |
| Apr 1, 2004 | 9 | 4 BR · 4,000 sf | $6,900,000 | $1,725/sf | +0.0% |
Market read. Most recent trades (2021) cleared a median $2,423/sf across 1 sale. Median listing discount 9.1% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Oct 15, 2003 | 10 | $4,900,000 |
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 1-01392-0036) 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
The York & Sawyer architectural pedigree is structurally distinguishing. Among the firm's rare residential commissions; the heavy palazzo masonry vocabulary is structurally distinct from the broader 1920s Park Avenue residential mainline.
The 15-unit one-per-floor configuration is structural. Substantial full-floor apartments at the institutional pre-war Park Avenue scale.
The 1945 cooperative conversion places the building among the earliest Park Avenue conversions. Deep institutional cooperative culture continuously refined for more than eight decades.
Inventory turnover is meaningful given the 15-unit scale and the off-market activity pattern. Many transactions occur off-market through private broker networks; comparable analysis depends on small samples and broker familiarity with the building's specific buyer pool.
Verify operational specifics during due diligence. Specific board approval framework, financing structure, sublet policies, current capital project pipeline, and the LL11 façade cycle on the 1925 vintage should be reviewed.
Closing timelines are cooperative-standard. Plan for 6–10 weeks from contract through board approval to closing.
What to know if you’re selling
Marketing should emphasize the York & Sawyer architectural credential. A structurally distinctive architectural-pedigree feature within the broader Park Avenue corridor.
Off-market marketing is consistent with the building's typical transaction pattern. Sellers should evaluate marketing strategy in consultation with brokers familiar with the building's specific buyer pool and broader Park Avenue off-market activity.
Pricing requires apartment-level comparable analysis. Thin public transaction inventory means recent comparables carry meaningful weight in the building's reference pricing.
Closing timelines are cooperative-standard.
Comparable buildings
If you're considering 860 Park Avenue, also evaluate:
- 870 Fifth Avenue — pre-war Fifth Avenue peer; comparable trophy-tier full-floor configuration
- 875 Park Avenue — Sylvan Bien; nearby Park Avenue peer
- 778 Park Avenue — Candela 1931; trophy pre-war Park Avenue peer
- 888 Park Avenue — Schwartz & Gross 1925–26; Park Avenue Historic District peer
- 740 Park Avenue — Candela / Cross & Cross 1929–30; trophy pre-war cooperative
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Park Avenue — read The Roebling Team Guide to Park 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.
Considering a move at 860 Park Avenue?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 860 Park 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.