255 East 77th Street Condominium
255 East 77th Street, Manhattan, NY 10075
Overview
255 East 77 is a 62-unit new condo on the Upper East Side, mostly three- to five-bedroom family homes with Miele kitchens and Waterworks baths. Its offering plan budgets a 24/7 doorman, a lifeguard for a 75-foot indoor lap pool and an automated garage, and buyers chip in at closing to buy the resident manager's apartment.
- Size: 62 apartments plus one commercial unit. The sponsor first offered 56 and said it would add the other six (the penthouses) later.
- Mix: seven two-bedrooms of about 1,440 to 1,540 square feet, ten three-bedrooms, 31 four-bedrooms, and larger five- to seven-bedroom homes up to a duplex penthouse of about 7,200 square feet.
- Offering prices: the sponsor's prices in Schedule A run from about $2.95 million to about $10.95 million for the priced homes; the penthouses had no listed price.
- Outdoor space: about 15 homes have private terraces of roughly 250 to 1,800 square feet.
Compare
| Figure | This building1 | The 74242 units · 0.2 miaccepted 2023 | The Henry345 units · 1.5 miaccepted 2024 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $1.16In line | $1.83 | $0.91 |
| Average Offering PricePer Apartment | $6.6MBelow peers | $6.7M | $10.46M |
| Average PricePer Square Foot | $2,582Below peers | $2,828 | $3,140 |
| Property TaxesPer Square Foot / Month | $1.80In line | $1.69 | $2.03 |
| Average Unit SizeSquare Feet | 2,872 SFIn line | 2,368 SF | 3,333 SF |
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See the Full Comp
Unit mix, closings, budgets, finishes and the team, against The 74 and The Henry, cited to the offering plans. No credit card required.
Create a free accountHow 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.
Units & Prices
Closings Pro
| Homes closed58% of the homes in Schedule A | 36 of 62 |
| Closing prices vs. Schedule A36 homes: $236,103,368 at closing against $222,225,000 in Schedule A (p. 113) | +6.2% |
| Average closing price36 homes, on their Schedule A square feet | $2,674 / SF |
| Closingsfirst and latest recorded | May 4, 2026 – Sep 23, 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 36 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| 4B | May 4, 2026 | $5,647,810 | $5,500,000 p. 113 | +2.7% |
| 5A | May 6, 2026 | $6,124,500 | $5,875,000 p. 113 | +4.2% |
| 5B | May 6, 2026 | $5,860,126 | $5,575,000 p. 113 | +5.1% |
| 6C | May 8, 2026 | $3,558,335 | $3,320,000 p. 113 | +7.2% |
| 7A | May 11, 2026 | $6,131,644 | $6,100,000 p. 113 | +0.5% |
| 7B | May 11, 2026 | $7,859,775 | $7,650,000 p. 113 | +2.7% |
| 10A | May 14, 2026 | $9,033,638 | $8,850,000 p. 113 | +2.1% |
| 11A | May 15, 2026 | $5,001,675 | $4,900,000 p. 113 | +2.1% |
| 11B | May 15, 2026 | $3,562,418 | $3,375,000 p. 113 | +5.6% |
| 9A | May 18, 2026 | $11,735,563 | $10,950,000 p. 113 | +7.2% |
| 12A | May 18, 2026 | $5,052,713 | $4,950,000 p. 113 | +2.1% |
| 3A | May 19, 2026 | $5,961,180 | $5,700,000 p. 113 | +4.6% |
| 4A | May 19, 2026 | $6,022,425 | $5,800,000 p. 113 | +3.8% |
| 5C | May 19, 2026 | $3,516,484 | $3,300,000 p. 113 | +6.6% |
| 14B | May 20, 2026 | $2,141,345 | $3,425,000 p. 113 | −37.5% |
| 6A | May 21, 2026 | $6,256,177 | $5,950,000 p. 113 | +5.1% |
| 6B | May 21, 2026 | $6,421,538 | $5,650,000 p. 113 | +13.7% |
| 3B | May 26, 2026 | $4,389,225 | $4,200,000 p. 113 | +4.5% |
| 8B | May 26, 2026 | $6,924,768 | $6,650,000 p. 113 | +4.1% |
| 15B | May 26, 2026 | $3,980,925 | $3,900,000 p. 113 | +2.1% |
| 8A | May 27, 2026 | $6,481,763 | $6,150,000 p. 113 | +5.4% |
| 12B | May 29, 2026 | $3,521,588 | $3,400,000 p. 113 | +3.6% |
| 14A | May 29, 2026 | $5,154,788 | $5,000,000 p. 113 | +3.1% |
| 23A | Jul 16, 2026 | $10,360,613 | $8,150,000 p. 113 | +27.1% |
| 28A | Jul 20, 2026 | $9,207,165 | $8,725,000 p. 113 | +5.5% |
| 25A | Jul 21, 2026 | $8,788,658 | $8,380,000 p. 113 | +4.9% |
| 27A | Jul 27, 2026 | $9,595,050 | $8,610,000 p. 113 | +11.4% |
| 24A | Jul 31, 2026 | $9,273,514 | $8,265,000 p. 113 | +12.2% |
| 26A | Aug 6, 2026 | $8,906,044 | $8,495,000 p. 113 | +4.8% |
| 30A | Aug 11, 2026 | $10,054,388 | $8,955,000 p. 113 | +12.3% |
| 6D | Sep 14, 2026 | $7,510,679 | $7,275,000 p. 113 | +3.2% |
| 8C | Sep 14, 2026 | $7,961,850 | $7,250,000 p. 113 | +9.8% |
| 12C | Sep 15, 2026 | $5,486,531 | $4,750,000 p. 113 | +15.5% |
| 10B | Sep 17, 2026 | $8,114,963 | $7,250,000 p. 113 | +11.9% |
| 3C | Sep 18, 2026 | $5,409,975 | $5,150,000 p. 113 | +5% |
| 14C | Sep 23, 2026 | $5,093,543 | $4,800,000 p. 113 | +6.1% |
Pro
Closings are for subscribers
Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.
Budget
What It Costs to Run
The sponsor's first-year budget (calendar 2027) is about $2.6 million. In Schedule A, the sponsor's estimated common charges run from about $1,600 a month for the two-bedrooms to about $4,800 for the largest priced homes, and roughly $6,000 to $8,800 for the penthouses. Real estate taxes are billed on top of that.
- Staff: about $955,000, or a bit over a third of the budget. Add the roughly $250,000 amenity and pool contract and people account for close to half.
- Utilities: about $290,000 for common-area electricity and about $180,000 for gas. Your own electricity is billed separately.
- Management: $120,000 a year to Naftali Management LLC.
Compare: common charge benchmarks and why condo operating costs differ.
From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size
The Building
Finishes
Kitchens
Every kitchen is Miele with gas cooking: typically a 36-inch cooktop, panel-ready fridge and freezer columns, convection and speed ovens and a warming drawer. The five-bedroom "D" line gets a 48-inch dual-fuel range. Add a panel-ready Sub-Zero wine cooler, stone slab counters, lacquer or wood cabinets with a white oak island, and a Lefroy Brooks faucet over Franke sinks.
Bathrooms
Primary baths have Waterworks Henry fittings in polished nickel (including a ceiling rain head), Kohler sinks, a wall-hung Toto toilet, a freestanding Duravit tub and stone mosaic floors. Secondary baths use Waterworks Ludlow fittings, a Toto Drake toilet and a Kohler tub. More in bathroom brands in NYC luxury condos.
Floors, Walls and Windows
- Floors: 3/4-inch engineered white oak planks over an acoustic underlayment. (manufacturer not yet chosen).
- Windows: aluminum, insulated-glass windows in a precast concrete facade.
- Fireplaces: the spec lists a gas fireplace from Home Crafts Fireplace Systems, but doesn't say which apartments get one.
Laundry, Heating and Cooling
Every apartment has its own washer and dryer (no shared laundry room): vented Maytag pairs on floors 23 and up, ventless Whirlpool pairs below.
Heating and cooling is a water-source VRF system with Hitachi equipment (10-year warranty), fresh air comes from central energy recovery units, and hot water from central gas boilers.
Good to know: the plan lets the sponsor substitute any finish or appliance with one of "comparable or better quality," so treat brand lists as the plan's baseline, not a guarantee.
Listings: 255 East 77 on StreetEasy
Amenities, Staffing & Transportation
Amenities span three levels. Compare them with amenities by building size.
- Club floor: a stainless steel indoor lap pool, about 75 feet by 13'8" and 4 to 4.5 feet deep, plus a sauna, steam room, treatment room, lounge and an outdoor terrace.
- Fitness floor: a gym, a yoga studio and a private training room.
- Lobby level: a children's playroom, a recording studio, a sports simulator room and a screening room.
- Cellar: a dog spa, a bike room and a storage room.
Tip: storage bins (about 21 to 85 square feet) are sold by license and then cost about $1.25 per square foot a month; bike racks are about $30 a month.
Staffing and Services
The payroll estimate, based on a proposal from Century Management Services, mixes direct hires and contracted staff:
- Doorman: 24 hours a day, 7 days a week. Two of the three shifts are employed by the condo; one comes through a third-party staffing firm.
- Front desk attendant: 16 hours a day, handling packages, mail and concierge duties.
- Resident manager (super): full time, living in the building, employed by the condo.
- Two porters and a handyman, seven days a week.
- Amenity team: a separate outside provider supplies a full-time amenity concierge (40 hours a week, plus on-demand coverage around the clock) and a pool lifeguard about 70 hours a week.
The plan doesn't say whether the staff is unionized. It does say doorman and front desk hours may be reduced until enough apartments are occupied. See what a doorman costs.
Transportation
- Subway: 5 min walk to 77 St 6; 72 St Q, 5 min
Fine Print
What's Specific to It
- A staffed pool: the 75-foot indoor lap pool comes with a lifeguard about 70 hours a week and an amenity concierge, run by an outside provider for about $250,000 a year.
- You help buy the super's apartment: the condo will buy unit 4C, a two-bedroom offered at $2.95 million, for the resident manager, and each buyer pays a share of that cost (plus extra transfer tax) at closing.
- Robotic parking: 22 parking licenses use a computerized car lift off a porte cochere, with some plates set up for electric car charging. You get a plate type, not a numbered space.
- Unusual lobby amenities: a recording studio, a sports simulator room, a screening room and a children's room.
- Gas in the common charges: gas for heat, hot water and the Miele gas cooktops is paid through common charges.
- Next to the Second Avenue Subway: the plan warns train noise and vibration may be felt in the building.
255 East 77 (legally 255 East 77th Street Condominium) is a new-construction tower developed by the Naftali Group, with the residential entrance on East 77th Street and a single commercial unit facing Second Avenue. The New York Attorney General accepted its offering plan in June 2024. The plan shows what listings don't: model numbers, who staffs the lobby and what it all costs.
Fine Print Worth Knowing
- The resident manager's apartment: the sponsor will sell unit 4C to the condo for $2.95 million, with about $115,000 in closing costs. Each buyer pays a proportionate share at closing, and the plan warns that share will likely add to the transfer taxes you pay.
- Parking is a license, not a deed: the 22 licenses (offered at about $11.5 million combined) give you a parking plate of a certain size, with or without EV charging, in an automated system, not a specific spot. See sold, licensed or leased parking.
- No reserve fund: the sponsor isn't funding a capital reserve, and the plan notes this could limit some mortgage options. Buyers pay two months of common charges into a working capital fund at closing.
Team
The sponsor is 255 East 77th St. Owner LLC, part of the Naftali Group. Hill West Architects designed it, Naftali Management LLC is the managing agent, Compass Development Marketing Group is the selling agent, and Holland & Knight is sponsor's counsel. The plan doesn't name an interior designer.
- Sponsor
- 255 East 77th St. Owner LLC
- Developer
- the Naftali Group LLC
- Principals
- Michael Naftali
- Counsel
- Holland & Knight LLP
- Tax estimate
- Goldberg Weprin Finkel and Goldstein LLPPrepared the first-year real estate tax projection
- Construction lender
- JPMorgan Chase Bank$140 million recorded
Nearby
- Isis Condominiumnext door · 32 units · 2008
- Seville Condominiumnext door · 90 units · 2001
- 300 East 79th Street Condominiumnext door · 40 units · 2007
- 200 East 79th Street Condominium0.1 mi · 45 units · 2012
- Matteo Condominium0.1 mi · 14 units · 2023
- 177 East 77th Street Condominium0.1 mi · 57 units · 2004
FAQ
Does 255 East 77 have a pool?
Yes. The offering plan describes a stainless steel indoor lap pool of about 75 feet on the club floor, with a lifeguard on duty about 70 hours a week.
What are the common charges at 255 East 77?
The sponsor's first-year estimates run from about $1,600 a month for a two-bedroom to roughly $8,800 for the duplex penthouse, before real estate taxes, and they include gas for heat, hot water and cooking.
Can I buy a parking space?
You can buy one of 22 parking licenses in the automated garage; you get a plate sized for your car, not a deeded space.
Where this comes from: the building's offering plan (CD230340) filed with the New York Attorney General, including Schedule A, the Schedule B first-year budget and the architect's description of the property. Prices and charges are the sponsor's projections, not sales. Updated October 2026.