Philip House Condominium

141 East 88th Street, Manhattan, NY 10128

Overview

Units: 94 residential · 7 commercial
Subway: 2 min walk to 86 St 4 5 686 St Q, 7 min
Developer: The Cheshire Group, L.L.C.
Principals: Jenifer Steig, Susan Hewitt
Average $/sf: $1,899Homes in Schedule A, as first offered
Offering price: $290.2 million total $279.9 million when first offered
Floor plans: Page 41 of the plan

The sponsor of record is 141 East 88th Street, LLC, represented by Herrick, Feinstein LLP. The offering plan runs 556 pages. The sponsor has filed 43 amendments, the latest in January 2026. The nearest other condo plan on file is 180 East 88th Street Condominium, next door.

Plan CD110243 · Conversion · accepted Sep 18, 2012 · AG record ↗

Compare

Figure	This building¹	88 & 90 Lex²122 units · 3.1 miaccepted 2015	Coda³138 units · 3.3 miaccepted 2015
Common ChargesPer Square Foot / Month	$1.54Above peers	$0.95	$1.34
Average Offering PricePer Apartment	$3.54MHighest	$2.36M	$1.31M
Average PricePer Square Foot	$1,899In line	$2,074	$1,721
Average Unit SizeSquare Feet	1,866 SFLargest	1,140 SF	759 SF

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Unit mix, closings, budgets, finishes and the team, against 88 & 90 Lex and Coda, cited to the offering plans. No credit card required.

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How We Got This

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 closed95% of the homes in Schedule A	75 of 79
Closing prices vs. Schedule A55 homes: $273,942,306 at closing against $220,320,000 in Schedule A (p. 38, p. 39, p. 40)	+24.3%
Average closing price55 homes, on their Schedule A square feet	$2,446 / SF
Closingsfirst and latest recorded	Jul 25, 2013 – Sep 13, 2019

Sales recorded with the Department of Finance (ACRIS) through Jul 31, 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 75 closings

Home	Recorded	Closing price	Schedule A	Difference
5 I	Jul 25, 2013	$1,369,546	$1,345,000 p. 38	+1.8%
10 G	Jul 29, 2013	$8,214,228	$8,140,000 p. 39	+0.9%
8 A	Jul 31, 2013	$3,110,754	$3,055,000 p. 39	+1.8%
3 C	Aug 5, 2013	$3,120,000	$2,895,000 p. 38	+7.8%
6 C	Aug 22, 2013	$3,120,000	$3,120,000 p. 38	0%
10 C	Aug 23, 2013	$8,527,106	$8,250,000 p. 39	+3.4%
10 A	Sep 9, 2013	$1,725,934	$1,475,000 p. 39	+17%
7 E	Sep 25, 2013	$2,396,672	$2,375,000 p. 39	+0.9%
4 D	Sep 27, 2013	$4,067,909	$3,765,000 p. 38	+8%
6 A	Sep 30, 2013	$6,322,168	$6,265,000 p. 38	+0.9%
7 D	Sep 30, 2013	$2,500,000	$4,035,000 p. 39	−38%
2 D	Oct 3, 2013	$2,995,000	$2,995,000 p. 38	0%
5 H	Oct 7, 2013	$3,003,838	$2,825,000 p. 38	+6.3%
4 G	Oct 9, 2013	$4,067,909	$3,815,000 p. 38	+6.6%
5 A	Oct 15, 2013	$6,873,188	$6,130,000 p. 38	+12.1%
4 F	Nov 11, 2013	$4,853,891	$4,810,000 p. 38	+0.9%
4 A	Nov 12, 2013	$6,873,188	$5,995,000 p. 38	+14.6%
4 H	Nov 15, 2013	$2,780,139	$2,755,000 p. 38	+0.9%
5 G	Nov 26, 2013	$4,636,092	$3,905,000 p. 38	+18.7%
7 C	Dec 23, 2013	$3,279,656	$3,195,000 p. 39	+2.6%
8 F	Feb 5, 2014	$5,146,538	$2,765,000 p. 39	+86.1%
COM-1	Feb 7, 2014	$17,000,000	—	—
COM-2	Feb 7, 2014	$17,000,000	—	—
COM-3	Feb 7, 2014	$17,000,000	—	—
COM-4	Feb 7, 2014	$17,000,000	—	—
COM-5	Feb 7, 2014	$17,000,000	—	—
COM4A	Feb 7, 2014	$17,000,000	—	—
3 F	Feb 24, 2014	$5,600,375	$4,695,000 p. 38	+19.3%
3 B	Mar 12, 2014	$857,756	$850,000 p. 38	+0.9%
7 F	Mar 12, 2014	$4,995,169	$2,705,000 p. 39	+84.7%
9 D	Mar 14, 2014	$4,875,000	$4,215,000 p. 39	+15.7%
M 2	Apr 1, 2014	$2,966,424	$2,250,000 p. 38	+31.8%
6 G	Apr 17, 2014	$7,672,500	$3,995,000 p. 38	+92.1%
M 4	Apr 29, 2014	$2,800,188	$2,275,000 p. 38	+23.1%
9 C	May 7, 2014	$3,818,438	$3,345,000 p. 39	+14.2%
M 3	May 12, 2014	$1,573,196	$1,350,000 p. 38	+16.5%
9 A	May 14, 2014	$7,568,438	$6,670,000 p. 39	+13.5%
8 C	May 27, 2014	$9,077,079	$3,270,000 p. 39	+177.6%
2 G	Jul 31, 2014	$3,920,262	$2,950,000 p. 38	+32.9%
9 F	Aug 5, 2014	$6,227,006	$2,825,000 p. 39	+120.4%
10 F	Aug 11, 2014	$6,414,975	$2,885,000 p. 39	+122.4%
7 G	Aug 12, 2014	$4,887,600	$4,085,000 p. 39	+19.6%
8 G	Sep 18, 2014	$4,989,425	$4,175,000 p. 39	+19.5%
7 A	Nov 26, 2014	$3,650,000	$1,355,000 p. 39	+169.4%
10 E	Dec 18, 2014	$3,022,330	$2,540,000 p. 39	+19%
4 C	Jan 5, 2015	$3,750,000	$2,970,000 p. 38	+26.3%
5 F	Jan 20, 2015	$3,526,892	$2,585,000 p. 38	+36.4%
5 C	Mar 16, 2015	$9,266,075	$3,045,000 p. 38	+204.3%
11 C	Mar 18, 2015	$3,950,000	$3,495,000 p. 39	+13%
2 A	Jun 11, 2015	$1,216,809	$1,330,000 p. 38	−8.5%
6 F	Jul 7, 2015	$3,527,491	$2,645,000 p. 38	+33.4%
M 1	Jul 28, 2015	$7,316,156	$4,225,000 p. 38	+73.2%
PH 11D	Aug 14, 2015	$11,500,000	$10,500,000 p. 39	+9.5%
3 A	Sep 17, 2015	$1,800,000	$1,195,000 p. 38	+50.6%
PH N	Oct 21, 2015	$8,750,000	$8,350,000 p. 39	+4.8%
PH S	Oct 27, 2015	$8,527,106	$7,995,000 p. 40	+6.7%
2 B	Dec 17, 2015	$1,311,862	$820,000 p. 38	+60%
2 F	Jun 21, 2016	$5,350,000	$2,375,000 p. 38	+125.3%
2 E	Jun 23, 2016	$20,500,000one deed, 14 homes	$2,050,000 p. 38	—
2 H	Jun 23, 2016	$20,500,000one deed, 14 homes	$2,640,000 p. 38	—
3 D	Jun 23, 2016	$20,500,000one deed, 14 homes	$3,675,000 p. 38	—
3 E	Jun 23, 2016	$20,500,000one deed, 14 homes	$2,155,000 p. 38	—
3 G	Jun 23, 2016	$20,500,000one deed, 14 homes	$3,725,000 p. 38	—
3 H	Jun 23, 2016	$20,500,000one deed, 14 homes	$2,685,000 p. 38	—
6 D	Jun 23, 2016	$20,500,000one deed, 14 homes	$3,945,000 p. 38	—
6 I	Jun 23, 2016	$20,500,000one deed, 14 homes	$1,385,000 p. 39	—
7 H	Jun 23, 2016	$20,500,000one deed, 14 homes	$2,965,000 p. 39	—
8 E	Jun 23, 2016	$20,500,000one deed, 14 homes	$2,430,000 p. 39	—
8 H	Jun 23, 2016	$20,500,000one deed, 14 homes	$3,035,000 p. 39	—
9 G	Jun 23, 2016	$20,500,000one deed, 14 homes	$4,265,000 p. 39	—
9 H	Jun 23, 2016	$20,500,000one deed, 14 homes	$3,105,000 p. 39	—
10 B	Jun 23, 2016	$20,500,000one deed, 14 homes	$1,090,000 p. 39	—
PH 11G	Jul 12, 2016	$15,250,000	$14,000,000 p. 39	+8.9%
11 F	Oct 19, 2016	$6,100,000	$2,945,000 p. 39	+107.1%
PH 11A	Sep 13, 2019	$8,900,000	$11,500,000 p. 39	−22.6%

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Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.

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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: 141 East 88th Street, LLC
Developer: The Cheshire Group, L.L.C.
Principals: Jenifer Steig, Susan Hewitt
Counsel: Herrick, Feinstein LLP

From our research: Do NYC Developers Rehire the Same Firms?

Nearby

180 East 88th Street Condominiumnext door · 48 units · 2015
1289 Lexingtonnext door · 13 units · 2019
1055 Park Avenue Condo0.1 mi · 9 units · 2008
Metropolitan Condominium0.1 mi · 94 units · 2003
171 East 86th Street Condominium0.1 mi · 24 units · 2026
Arloparc Condominium0.1 mi · 28 units · 2023

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