12 East 88th Street Condominium
12 East 88th Street, Manhattan, NY 10128
Overview
- Units
- 42 residential · 4 commercial
- Subway
- 6 min walk to 86 St 4 5 686 St Q, 12 min
- Developer
- Simon Baron Development, LLC
- Principals
- Jonathan H. Simon, Matthew Baron
- Offering price
- $203.8 million total $258.7 million when first offered
- Floor plans
- Page 265 of the plan
The sponsor of record is 12 East 88th LLC**, represented by Dl Partners. The offering plan runs 597 pages. The sponsor has filed 32 amendments, the latest in December 2025. The nearest other condo plan on file is 1165 Madison Avenue Condominium, 0.1 mi away.
Plan CD140260 · Conversion · accepted Dec 2, 2015 · AG record ↗
Compare
| Figure | This building1 | 101 West 78th228 units · 0.9 miaccepted 2016 | Eleven East Sixty Eighth Street338 units · 1 miaccepted 2013 |
|---|---|---|---|
| Average Offering PricePer Apartment | $6.16MIn line | $4.44M | $10.94M |
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Unit mix, closings, budgets, finishes and the team, against 101 West 78th and Eleven East Sixty Eighth Street, cited to the offering plans. No credit card required.
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- Comps: the closest Manhattan plans on size, $/SF and launch date, within 2 miles when possible.
- Figures: each building's own offering plan, filed with the NY Attorney General. Nothing is estimated.
- Checked: a price list publishes only when its math adds up, and building pages cite the plan pages.
- Labels: In line is between the comps; Below/Above peers is past both by up to 15%; Lowest/Highest by more.
Closings Pro
| Homes closed90% of the homes in the plan | 38 of 42 |
| Closingsfirst and latest recorded | Aug 4, 2017 – Jul 22, 2026 |
Sales recorded with the Department of Finance (ACRIS) through Sep 30, 2026: deeds, or transfer tax filings for a building on leased land, of $10,000 or more. A home's first sale since the plan was filed is the sponsor's closing; resales aren't counted. Closing prices are compared with the same home's Schedule A price, as first offered; a deed covering more than one home isn't compared. Amendments often change prices before a home closes, and a deed that includes parking or storage counts its full price. ACRIS records a sale weeks after closing, so recent contracts don't appear yet. Every building's sales.
All 38 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| 2D | Aug 4, 2017 | $3,000,000 | — | — |
| 1B | Aug 15, 2017 | $10,084,889one deed, 11 homes | — | — |
| 2B | Aug 15, 2017 | $10,084,889one deed, 11 homes | — | — |
| 3B | Aug 15, 2017 | $10,084,889one deed, 11 homes | — | — |
| 3F | Aug 15, 2017 | $10,084,889one deed, 11 homes | — | — |
| 4C | Aug 15, 2017 | $10,084,889one deed, 11 homes | — | — |
| 4E | Aug 15, 2017 | $10,084,889one deed, 11 homes | — | — |
| 5F | Aug 15, 2017 | $10,084,889one deed, 11 homes | — | — |
| 8D | Aug 15, 2017 | $10,084,889one deed, 11 homes | — | — |
| 9B | Aug 15, 2017 | $10,084,889one deed, 11 homes | — | — |
| 9C | Aug 15, 2017 | $10,084,889one deed, 11 homes | — | — |
| PH11B | Aug 15, 2017 | $10,084,889one deed, 11 homes | — | — |
| 8B | Aug 17, 2017 | $5,529,098 | — | — |
| 8A | Aug 23, 2017 | $7,366,613 | — | — |
| 3C | Nov 17, 2017 | $6,307,031 | — | — |
| 6C | Dec 15, 2017 | $3,309,313 | — | — |
| 8E | Dec 19, 2017 | $1,452,500 | — | — |
| 7B | Dec 20, 2017 | $6,350,000 | — | — |
| PH12A | Jan 26, 2018 | $9,000,000 | — | — |
| 6D | Mar 7, 2018 | $3,280,000 | — | — |
| 4D | Apr 4, 2018 | $1,303,360 | — | — |
| 5A | May 18, 2018 | $4,900,000 | — | — |
| 1C | Jun 8, 2018 | $3,300,000 | — | — |
| 6A | Aug 14, 2018 | $8,675,000 | — | — |
| 9D | Oct 15, 2018 | $3,150,000 | — | — |
| 4A | Oct 23, 2018 | $8,100,000 | — | — |
| 3A | Oct 30, 2018 | $4,700,000 | — | — |
| 5B | Nov 15, 2018 | $8,100,000 | — | — |
| 10B | Dec 11, 2018 | $8,750,000 | — | — |
| PH11A | Jul 29, 2019 | $10,325,000 | — | — |
| 2C | Nov 26, 2019 | $2,390,000 | — | — |
| 9A | Mar 18, 2020 | $5,600,000 | — | — |
| 7A | Apr 14, 2020 | $5,700,000 | — | — |
| 10A | Oct 22, 2020 | $5,250,000 | — | — |
| TH-2 | Apr 29, 2021 | $6,000,000 | — | — |
| TH-1 | Sep 23, 2021 | $2,120,000 | — | — |
| 1A | Oct 8, 2021 | $2,039,403 | — | — |
| PH14 | Jul 22, 2026 | $7,557,633 | — | — |
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Closings are for subscribers
Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.
Budget
From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size
Team
- Sponsor
- 12 East 88th LLC**
- Developer
- Simon Baron Development, LLC
- Principals
- Jonathan H. Simon, Matthew Baron
- Counsel
- Dl Partners
- Tax estimate
- Israel Schechter PLLCPrepared the first-year real estate tax projection
- Construction lenders
- Broad Street Principal Investments, BSRECP II Joint Origination Sub 2$185 million recorded
From our research: Do NYC Developers Rehire the Same Firms?
Nearby
- 1165 Madison Avenue Condominium0.1 mi · 12 units · 2021
- 60 East 86th Street Condominium0.1 mi · 15 units · 2013
- 1110 Park Condominium0.1 mi · 11 units · 2014
- 1055 Park Avenue Condo0.2 mi · 9 units · 2008
- 47 East 91st Street Condominium0.2 mi · 10 units · 2003
- 1010 Park Avenue Condominium0.2 mi · 11 units · 2017