176 East 77th Street·Residence 5E

About the apartment

This well-appointed two-bedroom, two-bathroom residence at 176 East 77th Street is in true turn-key condition and was renovated by the owner for long-term personal use, with a clear emphasis on quality, durability, and everyday functionality. The apartment enjoys open views over a neighboring rooftop garden, creating a sense of privacy, light, and openness rarely found at this price point on the Upper East Side.

Eco-conscious materials and high-end finishes were selected throughout. The flooring is wide-plank European oak. All interior doors are solid wood with Emtek hardware, offering a substantial, quiet feel. Custom radiator covers, tailored blinds throughout, and motorized blackout shades in the primary bedroom complete the home.

The primary bedroom functions as a comfortable, suite-like retreat, featuring a dedicated dressing area with generous closet space and custom storage. The layout provides excellent organization and separation, offering the feel of a private dressing room rather than a standard bedroom closet.

The kitchen was newly renovated prior to the current owner's occupancy and has seen minimal use. Both bathrooms were fully renovated with all plumbing replaced behind the walls. Finishes are clean and modern, with Kohler fixtures throughout, floating vanities for efficient storage, and durable porcelain tile. The primary bathroom features a window, providing natural light and ventilation.

Additional features include custom closet systems with automatic lighting and recently purchased air-conditioning units, all under two years old.

About the building

Lenox Manor is a full-service cooperative with strong financials and notably low maintenance. The building owns its ground-floor retail space and on-site attached parking garage, providing a stable supplemental income stream that supports the cooperative's operating budget. Amenities include a 24-hour doorman, concierge, live-in resident manager, on-site garage, bike storage, and a modern ground-floor laundry room. The building is wired for both Spectrum and Fios, and runs the BuildingLink resident portal for repair requests and building communications.

Management is by Gumley Haft Real Estate, with the transfer department directed by James Stasio. The Board approved a 2.9% maintenance increase effective January 1, 2026 — a moderate adjustment consistent with the building's disciplined operating- budget posture. Pets are permitted with prior written board approval (revocable). Pied-à-terres are not permitted. Financing is capped at 70% — including for subsequent refinancing.

Read the Lenox Manor building research for the full editorial dossier on the building's financial profile, board posture, alteration framework, smoking policy, and the detailed in-unit washer/dryer rules.

The neighborhood

The 176 East 77th Street block sits in the Lenox Hill sub-neighborhood of the Upper East Side, west of Third Avenue — one block from the 6 train and multiple Madison and Lexington Avenue bus lines, and just four blocks from Central Park and Museum Mile. The immediate neighborhood concentrates the best of the Upper East Side's daily infrastructure: dining, shopping, and the everyday conveniences that define the residential character of the corridor.

For context on who buys in this part of the Upper East Side and how the Lenox Hill submarket trades relative to the adjacent Carnegie Hill and Park Avenue cohorts, see our Upper East Side corridor guide.

Recent comparable sales

Recent in-building two-bedroom transactions:

For the broader Lenox Manor transaction record across all apartment types, see the Lenox Manor building research page.

Diligence highlights

The building's financial posture — strong financials, notably low maintenance, building-owned retail and garage supplementing the operating budget — produces a substantially more stable operating context than the broader post-war Upper East Side cooperative cohort. Buyers and their counsel should evaluate the building against the following structural points:

• Unit count: 155 residential apartments per the 2024 audited financial statements.
• Flip tax: 1.5% of gross sale price, payable by the Seller to the Corporation.
• Recent maintenance trend: 3.6% (2023), 2.9% (2026).
• Capital project posture is current. Local Law 11 facade work and elevator updates completed via 2021–2022 assessments; the 2023 boiler upgrade to a variable-vacuum system addressed the most recent major mechanical-systems project.
• Application processing. Run through Gumley Haft Real Estate (Transfer Department: James Stasio). Standard package + $400 non-refundable processing fee + mandatory ACH debit authorization for monthly maintenance. Financing purchases additionally require Loan Commitment + the Aztech Recognition Agreement in triplicate.
• Closing costs (cooperative-side). Purchaser pays a $2,500 move-in fee + $2,000 refundable move-in deposit + $425 loan- documentation processing fee (if financing) to Gumley-Haft. Seller pays a $400 managing-agent administrative fee.
• Renovation and construction hours. Weekdays only (no holidays), 9 a.m. to 5 p.m.
• Smoking policy. Smoke-free in all interior and exterior common areas plus 15 feet of any entrance. Apartment smoking permitted only if smoke does not migrate. Policy covers cannabis and vaping.

For broader context on what diligence at a post-war Lenox Hill cooperative actually looks like, see our How to read a co-op board's financials guide.

Why this apartment, this building, this block

Three structural features distinguish this opportunity:

The apartment-level renovation is owner-tier, not flip-tier — solid wood doors with Emtek hardware, replumbed bathrooms with Kohler fixtures, custom closet systems, and the substantial owner investment in the eco-conscious material register reflect a multi-year personal-residence commitment rather than a renovation calibrated to short-hold resale.

The building's financial posture is structurally above the cohort average — strong financials, notably low maintenance for a full-service post-war Upper East Side cooperative, and the substantial supplemental income stream from the building-owned retail and parking garage produce an operating context buyers and their counsel should evaluate against the broader 1950s-1960s Lenox Hill cooperative inventory.

The Lenox Hill location, west of Third Avenue, with the 6 train one block away and Central Park four blocks away, is a defensible primary-residence anchor — the building's no-pied-à-terre policy makes that primary-residence character explicit, which buyers evaluating long-term ownership stability should understand as a feature rather than a constraint.