The Roebling Index

Each row reads left to right: the median, its change over the past year, and its change since 2016, for condos and then co-ops, then the rent change. The median is for full-year 2025 unless it carries a mark: R for a rolling 24 months that runs into the current partial year, or an earlier year for a series that ends early. The changes on a row end at the same year as its median. Turn on the detail switch above the table for the change since 2022 and the sales behind each figure; those counts back that percentage only.

* The change rests on fewer than 10 recorded sales in its base year. Read it as directional, not precise.

† The series carries a coverage note — a smaller sample or building base than the other neighborhood series, a new-development-heavy mix with a thin resale base, or a market trading mostly houses and small multifamily rather than apartments. With the detail switch on, the specific note prints under the neighborhood name; it also shows on hover. Read those series as directional.

Change by year. The “Rents” line under a market compares what the same apartments rented for, lease to lease, against the year before, so the change is like for like rather than a shift in which apartments happened to rent. The current year is compared with the same months of the year before, never with a full year. The latest months can move as late-reported leases arrive.

Levels. Median rent per square foot per year for condo and rental buildings, from closed leases that report square footage; median monthly rent per room for co-ops, which are sublets. Both are for the last complete year (2025).

* Few leases or repeat leases behind that figure: read it as directional.

Compiled by The Roebling Team at Compass from closed leases, through September 2026. Figures are indicative, not an appraisal.

Method. Medians of recorded arm’s-length sales — condos by price per square foot, co-ops by price per room. Manhattan and the Upper East and Upper West Side blocks are the canonical Roebling Index: annual medians over every index-eligible transaction in our research warehouse, each building assigned by physical parcel geography, quoted at the last COMPLETE year’s median (2025). A partial current year is carried in the data but is never used as an endpoint: it is roughly half a sample and moves percentages in both directions. The granular neighborhoods beneath each parent are exclusive subsets that also count fully toward their parent market — parents are computed directly from all of their transactions, never by averaging sub-markets. Corridor rows and the remaining neighborhood rows are live medians from the same engine as each corridor page, so those figures match their pages exactly: the level is the median of the trailing 24 months through the latest recorded trade. Corridors are a separate, overlapping lens on the same sales and are never added into neighborhood or Manhattan totals. The past-year, since-2022, and since-2016 moves compare medians at those fixed anchors. The count beside each figure is that scope’s recorded, index-eligible sample; bulk, commercial, and non-arm’s-length transfers are removed. Granular series published on a smaller sample, a concentrated building base, a new-development-heavy mix, or a partial early history carry the † flag above.

The full method — the transaction universe, the eligibility screens and exclusions, the ten-sale annual minimum, the fixed 2016 anchor, the inflation adjustment, what a published caveat means, and the known limitations — is set out at /methodology.

Coverage restatement (July 2026 release). With this release the Manhattan and Upper East / Upper West Side series adopt our canonical parcel geography and the full research-warehouse universe — 250,000+ eligible sales below 96th Street, roughly a third more than the prior series, which was limited to buildings with public research profiles. Sample counts rise across the board, and headline levels shift for two stated reasons: the broader universe, and the fact that these blocks now quote the latest year’s median rather than a trailing-24-month window. The Upper East Side row previously set aside Fifth, Madison, and Park Avenue frontage; as a complete parent market it now includes all UES records. The method itself — eligibility screens, deduplication, medians, inflation adjustment, minimum-sample suppression — is unchanged, and the prior series are archived.

Outer-borough expansion (August 2026). Brooklyn and Queens join the Index as their own parent markets, on the same warehouse universe, eligibility screens, and methodology as the Manhattan series: eighteen Brooklyn neighborhoods across the brownstone and waterfront belts, and eight close-in Queens neighborhoods. That is what moves the Index from the 250,000+ eligible sales below 96th Street to 370,000+ across all published markets. The Manhattan headline is unchanged by it — the outer-borough records are never folded into the Manhattan figure, and the two boroughs are never blended with each other.

A median, not an appreciation rate. These track the median of what actually sold — so they carry the mix, size, condition, and quality of each period’s trades, not the like-for-like change of a single apartment. A constant-quality or repeat-sale index is a separate measure; read these as the market’s realized pricing, not as any one unit’s expected gain.

Compiled by The Roebling Team at Compass from public records and our research library. Outside brokerage market reports are used only to benchmark and discuss these figures — never blended into the Index itself. Figures are indicative, not an appraisal.