88 Morningside Avenue
88 Morningside Avenue, New York, NY 10027
BBL 1019487502 · BIN 1088610
- Year built
- 2012
- Type
- Condop
- Units
- 74
- Floors
- 12
Every recorded sale at this building, 2011–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,167
- Listing discount
- 0.1%
- Recorded sales
- 106
- On record
- 2011–2025
88 Morningside is a gray-brick-and-glass condop fronting Morningside Park — built on the site of the former Church of the Master. Per public records, GF55 Partners' David Gross's "other Harlem projects include The Lenox, the Dafina, Susan's Court, SoHa 118, the Kalahari, Manhattan Court, and Brownstone Lane II."
Governance here runs through a condop structure — part-coop, part-condo — which gives the building a hybrid ownership profile uncommon in the corridor. Its signature shared amenity is a roof terrace with outdoor kitchen overlooking Morningside Park, the building's direct frontage on the park. Inside the apartments is a comprehensive interior infrastructure of charcoal-stained maple flooring, Bosch laundry, Liebherr refrigerators, DeLonghi ranges, CaesarStone counters, Duravit tubs, and Toto fixtures.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $7,662/yr
- Per unit / month range
- $0 – $9
Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
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
- Transfer stamp $0.05/share (seller)
- Sublet policy
- Allowed; sublease fee = 1 month maintenance (billed over 12 months); subtenant application $300
- Notable fees
- Application processing $500; credit check $175/applicant; doc prep $500; closing fee $950; recognition agreement $250 if financing
Recent sales
Recent closings 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 |
|---|---|---|---|---|---|
| Oct 30, 2025 | 6C | 2 BR · 958 sf | $960,000 | $1,002/sf | off-mkt |
| Oct 15, 2025 | 11A | 3 BR · 2 BA · 1,320 sf | $1,685,000 | $1,277/sf | off-mkt |
| Jun 27, 2025 | 11B | 2 BR · 2 BA · 1,018 sf | $1,249,000 | $1,227/sf | off-mkt |
| Jun 20, 2025 | 8B | 2 BR · 2 BA | $1,059,000 | -3.6% | |
| Jun 18, 2025 | 4C | 2 BR · 2 BA | $950,000 | -4.9% | |
| Jun 16, 2025 | 6D | 1 BR · 1 BA · 625 sf | $700,000 | $1,120/sf | +2.2% |
| Feb 1, 2024 | 7E | 1 BR · 1 BA · 735 sf | $770,000 | $1,048/sf | off-mkt |
| Dec 22, 2022 | 8C | 2 BR · 2 BA · 958 sf | $1,180,000 | $1,232/sf | -4.5% |
Market read. Most recent trades (2025) cleared a median $1,167/sf across 4 sales. Median listing discount 0.1% 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 |
|---|---|---|
| Dec 15, 2025 | 7D | $530,000 |
| Sep 23, 2025 | 6F | $700,000 |
| Jul 8, 2025 | 6O | $725,000 |
| May 29, 2025 | — | $675,000 |
| Mar 7, 2025 | 12B | $1,620,000 |
| Dec 20, 2024 | 5 | $995,000 |
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 1-01948-7502) 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 from recorded condo declarations and offering plans.
Comparable buildings
- The Lenox (380 Lenox Avenue) — GF55 2006; same-architect Harlem peer
- The Normandie (100 W 119th) — 1910 / 2005 condo; nearby Harlem peer
- 5th on the Park (1485 Fifth) — FXFowle 2007; nearby Harlem peer
- 409 Edgecombe Avenue — Schwartz & Gross 1916; nearby Sugar Hill peer
- Graham Court — Clinton & Russell 1901; nearby Harlem landmark peer
Sources: The Roebling Research Library (offering plans, house rules, financial statements, board minutes, internal transaction records); NYC Department of Finance recorded transfers; publicly recorded NYC building data.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Harlem — read The Roebling Team Guide to Harlem.
Considering a move at 88 Morningside 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 88 Morningside 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.