Carlyle House (987 Madison Avenue)
987 Madison Avenue, New York, NY 10075
BBL 1013910054 · BIN 1041804
- Year built
- 1930
- Type
- Cooperative
- Units
- About 43
- Landmark status
- Not an individual landmark; in the Upper East Side Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Pied-à-terre
- Permitted
- Pets
- Pets permitted; species and limits not stated
- Washer/dryer
- Permitted
- Flip tax
- 2% of the purchase price, paid by the seller
- Doorman
- Full-time doorman
Every recorded sale at this building, 2004–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- Recent range
- $6.5M – $9M
- Listing discount
- 2.5%
- Recorded transfers
- 35
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Carlyle House 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.
Carlyle House at 987 Madison Avenue is the residential cooperative that shares a blockfront — and an architectural lineage — with one of the most storied addresses in New York. Completed in 1930 to designs by Bien & Prince, the firm of Sylvan Bien and Harry M. Prince, it occupies the Madison Avenue side of the same East 76th–77th Street block as the Carlyle Hotel. The two were conceived as a single Art Deco composition in yellow brick and limestone, drawn to read as one seamless Madison Avenue façade, and Carlyle House carries that pedigree directly. Residents enter on the quieter side street at 50 East 77th Street, the building's address for cooperative purposes, while the building presents to Madison Avenue above its ground-floor galleries and boutiques.
The architectural and locational story is the building's defining asset. Madison Avenue between the mid-70s and the 80s is the gallery, design, and luxury-retail spine of the Upper East Side — a stretch where a residential address sits above some of the most desirable street-level retail in the city, one block from Central Park and Fifth Avenue and steps from the museum corridor. The low-rise building across Madison (long the Parke-Bernet auction galleries, now art dealers and boutiques) gives Carlyle House open outlooks unusual for the avenue, though they vary by floor and are not protected.
Roughly 43 apartments across 17 stories describes the building’s scale; it does not establish occupancy patterns or transaction frequency. Review qualifying dated sales over a defined period.
Architecture and unit composition
The 1930 Art Deco envelope — yellow brick over a limestone base, consistent with the adjoining Carlyle — frames apartments built to the late pre-war luxury standard: high ceilings, large windows, entry galleries, and formal layouts. Apartments here are generally larger than those in the hotel tower, and the openness created by the low-rise across the avenue gives many residences strong light and open views, depending on floor and exposure. Select apartments have terraces.
Where original detail survives — moldings, hardwood floors, plaster work, period proportions — it is a meaningful value driver in a building of this caliber. Upper-floor apartments and those with favorable exposure carry the building's clearest premiums; some apartments remain in original, pre-renovation condition, an opportunity for buyers. Exact configurations vary by line and floor and should be reviewed individually.
Building operations and amenities
Carlyle House operates as a white-glove full-service cooperative with a full-time doorman, a concierge, a live-in superintendent, resident storage, central air conditioning, and a bike room; washer/dryers are permitted in the building. A private connecting door gives residents direct access to the Carlyle Hotel's services — the Valmont spa and fitness center, Dowling's restaurant, the legendary Bemelmans Bar, Café Carlyle, and hotel room service. Confirm who holds the Madison Avenue retail interests, whether their income reaches the cooperative and its net budget contribution. Compare actual maintenance and assessments with specific peers before claiming a cost advantage.
On policy, the building allows pets, permits pied-à-terre ownership, and charges a 2% flip tax, paid by the seller. Financing is conservative — the board limits financing to roughly 25% of the purchase price, so buyers should plan for a substantial cash component. Confirm the current financing, liquidity, occupancy and subletting requirements from the building's governing documents and application instructions.
Application and transaction fees
Fees below are from building management's published schedule, as of September 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 gross sales price
- Rate
- 2% of the purchase price
- Paid by
- Seller
Source: building management's published schedule, as of September 2026
Purchase
5 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $600 | Refundable Non-refundable |
| Messenger Fees | Paid by Buyer | When With the application | Amount $65 | Refundable Non-refundable |
| Recognition Agreement FeeConditionalConditions: If Financing | Paid by Buyer | When At closing | Amount $300 (if applicable) | Refundable Non-refundable |
| Managing Agent's FeeConditional | Paid by Shareholder | When At closing | Amount $900 (If Seller is an Individual) $1000 (If Seller is an Estate) | Refundable Non-refundable |
| N.Y. State Transfer Tax Stamps | Paid by Shareholder | When At closing | Amount $.05/share | Refundable Non-refundable |
Refinance
2 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $500 | Refundable Non-refundable |
| Messenger Fees | Paid by Shareholder | When With the application | Amount $35 | Refundable Non-refundable |
Ownership transfer
4 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $600 | Refundable Non-refundable |
| Background Check FeePer applicant | Paid by Buyer | When With the application | Amount $100 per applicant/occupant | Refundable Non-refundable |
| Credit Report FeePer applicantRequired | Paid by Buyer | When With the application | Amount $75 per applicant/occupant | Refundable Non-refundable |
| Messenger Fee | Paid by Buyer | When With the application | Amount $65 | Refundable Non-refundable |
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.
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 verified
- Pied-à-terre ownership
- PermittedSource: The Roebling Team's building profile
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; species and limits not statedSource: The Roebling Team's building profile
- In-unit washer/dryer
- PermittedSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Concierge
- YesSource: The Roebling Team's building profile
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Fitness room, spa, 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
- $78,838/yr
- Per unit / month range
- $0 – $156
- Modeled exposure split equally across 42 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).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
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 |
|---|---|---|---|---|---|
| Oct 29, 2025 | 11C | 3 BR · 3.5 BA · 3,153 sf | $9,000,000 | $2,854/sf | +12.5% |
| Mar 5, 2024 | 6C | 4 BR · 4 BA · 3,375 sf | $6,550,000 | $1,941/sf | -17.1% |
| Aug 12, 2022 | 9A | 3 BR · 4 BA · 2,950 sf | $5,550,000 | $1,881/sf | -4.2% |
| May 9, 2022 | 12C | 3 BR · 3.5 BA | $7,750,000 | -1.3% | |
| Jan 14, 2021 | 10D | 2 BR · 2 BA | $2,050,000 | +10.8% | |
| Oct 25, 2019 | 5A | 3 BR · 4 BA · 2,960 sf | $4,995,000 | $1,688/sf | -16.7% |
| Jun 27, 2019 | 9A | 3 BR · 4 BA · 2,950 sf | $6,550,000 | $2,220/sf | -10.2% |
| Jan 17, 2019 | 7A | 3 BR · 3 BA · 2,400 sf | $4,200,000 | $1,750/sf | -23.6% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $2,228/sf (floor-adjusted) across 1 sale. The building has traded as recently as 2026. Median listing discount 2.9% 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.
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 1-01391-0054). 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 Carlyle House and nearby.
Buying here? Co-op closing costs typically run 2 to 3% of the price. See NYC co-op and condo closing costs, line by line.
Keep up with Carlyle House and its market
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What to know if you’re buying
Check actual availability and turnover. The roughly 43-apartment count does not establish rare opportunities or require an accelerated decision; review current listings and qualifying dated sales.
Verify hotel access and charges. The profile describes a private connection to the Carlyle’s spa, fitness facilities, restaurants and bars. Confirm current access rights, availability and separate fees; this description does not establish an avenue-wide uniqueness ranking or permanent service.
The policy set is accommodating, the financing rule is not. Pets and pied-à-terres are permitted, but financing is capped near 25% — underwrite to a largely-cash purchase, and budget the 2% flip tax on a future sale.
Compare actual carrying costs. Establish any cooperative retail-income contribution from current leases and financial statements, then compare maintenance and assessments with matched alternatives.
What to know if you’re selling
Lead with verified Carlyle access and Bien & Prince authorship. Describe current hotel-access terms and surviving Art Deco features. Present actual carrying costs and dated comparable sales; neither retail frontage nor the apartment count establishes lower costs or scarcity.
Pricing requires apartment-level comparable work. Identify the available dated transactions and compare them with closely matched Madison and Fifth Avenue peers; floor, exposure, terrace, and renovation history all matter.
Position the financing rule honestly. The ~25% financing cap narrows the buyer pool to the well-capitalized; marketing should target that audience directly.
Closing timelines are co-op standard. Plan for roughly 6–10 weeks from contract to closing.
Comparable buildings
If you're considering Carlyle House, also evaluate nearby Madison and Fifth Avenue cooperatives:
- 955 Madison Avenue — nearby Madison Avenue cooperative
- 1025 Fifth Avenue — Fifth Avenue cooperative a few blocks north; confirm construction history
- 1050 Fifth Avenue — Fifth Avenue cooperative peer
- 35 East 85th Street — Carnegie Hill-edge cooperative
- 955 Fifth Avenue — Fifth Avenue pre-war peer
More Upper East Side buildings
- 955 Madison Avenue — 1958 co-op by Paul Resnick
- 975 Lexington Avenue — 1927 co-op
- 976 Lexington Avenue — 1955 co-op
- 993 Lexington Avenue — 1914 condominium by Schwartz & Gross
- 1004 Lexington Avenue — 1916 co-op
- 1009 Madison Avenue (Charles House) — 1956 condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
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 Carlyle House?
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