88 Lexington Avenue

Across the paired prewar 88 and postwar 90 Lexington buildings, the amenity suite is notably complete and runs across both buildings: a 24-hour concierge, a two-lane swimming pool, a fitness center with a private yoga studio, a sauna, a residents' lounge with a kitchen, a screening room, a children's playroom, a landscaped roof terrace, and private deeded storage. That is a wellness-and-social program more typical of new construction than of a 1920s building, and it is one of the central reasons the conversion commands the pricing it does. As a condominium, there is no co-op board admission; confirm financing, pied-à-terre and trust or entity ownership rules in the current declaration, bylaws and house rules.

The base building is the asset. A 1927 Art Deco structure carries the proportions, masonry, and detail that distinguish pre-war Manhattan from its glass successors, and the conversion was designed to preserve that character rather than erase it. Pairing 88 with the adjoining 90 Lexington allowed the development to share a single, larger amenity floor and operating spine across both buildings ; Workshop/APD identifies 90 Lexington as the postwar counterpart to prewar 88, with both buildings receiving contemporary interiors.

Across the combined program, the homes range from one- to four-bedrooms, plus penthouse and duplex townhouse-style units, with 88 Lexington itself holding roughly 89 of the residences. Workshop/APD — the office behind the West Village's Printing House conversion — handled the interiors, bringing a warm, tailored finish program to kitchens, baths, and common spaces. Because the inventory spans small one-bedrooms to large duplexes, floor, exposure, and unit type are the primary drivers of value here.

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 $1,825/sf (recorded) across 7 sales. Median listing discount 5.7% 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 1-00882-7503; 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.

The buy here is a condominium with a pre-war soul. You get condominium ownership — no co-op board admission; confirm financing, leasing and ownership-entity rules in the current declaration, bylaws and house rules. You get an amenity package out of scale with the building's age, anchored by the two-lane pool and full fitness floor shared across 88 and 90. You get a 1927 building's character — masonry, Art Deco detail, real proportions — modernized inside. The thing to underwrite is the specific home: across a wide range of unit types, layout efficiency, light, and floor make the difference, and the penthouse and duplex units occupy a tier of their own. Location rounds out the case — NoMad's hotels and restaurants, Gramercy's calm, Madison Square Park nearby, and the 6 and N/R/W lines within a short walk.

Lead with condominium flexibility and the amenity floor. Both are durable advantages over the surrounding co-op stock, and they are exactly what the building's buyer is looking for. Frame the pre-war pedigree as a feature, not a footnote — the 1927 Art Deco origins, the careful Workshop/APD conversion, and the HFZ provenance distinguish a resale here from generic inventory. Benchmark to NoMad and Gramercy condominiums, not to pre-war co-ops, when setting price. Show the home to its layout strength: with unit types ranging from one-bedrooms to duplex townhomes, the marketing should make the specific apartment's advantages — light, ceiling, outdoor space, configuration — immediately legible.

If you're considering 88 Lexington, also evaluate nearby NoMad, Flatiron, and Gramercy condominium and conversion inventory:

• 45 East 22nd Street — Madison Square Park condominium tower
• 21 East 26th Street — NoMad / Madison Square pre-war building
• 141 Fifth Avenue — landmark Flatiron condominium
• 175 Fifth Avenue — the Flatiron Building, nearby on the square
• 205 Third Avenue — Gramercy-edge full-service building
• 240 Park Avenue South — the Gwathmey Siegel-designed 52-unit Flatiron condominium