The Upper East Side Condo Market
Summary: What new UES condos actually close for, by bedroom and by year, how long sponsors take to sell out, and how Fifth, Madison and Park compare with the Second Avenue blocks along the Q.
What UES Condos Sell For
Over the last three years, 204 new condos closed in 19 Upper East Side buildings at a median $4,250,000, or $2,242 per square foot. Here's what sold, by size:
| Home | Share of sales | Sizemedian sf | Pricemedian | $/sfmedian |
|---|---|---|---|---|
| Studio | 1% | — | — | — |
| 1 bedroom | 6% | 776 | $1,400,00011 sales | $1,689 |
| 2 bedrooms | 33% | 1,434 | $3,291,28865 sales | $2,162 |
| 3+ bedrooms | 62% | 2,171 | $5,447,743123 sales | $2,334 |
| All homes | 100% | 1,905 | $4,250,000204 sales | $2,242 |
Sponsor closings (first deed for each new home, ACRIS), Sep 30, 2023 to Sep 30, 2026.
These are closing prices: the first recorded deed for each new home, matched to its unit in the offering plan. Resales are left out.
UES Condo Prices Over Time
- $1,8302013
- $2,3572014
- $2,2402015
- $2,9242016
- 2017
- $2,0792018
- $1,9642019
- $1,7222020
- $1,8662021
- $2,3052022
- $2,5882023
- $1,8242024
- $2,2662025
- $2,3862026
Sponsor closings (ACRIS) through Sep 30, 2026. Hover a year for its count; empty years had fewer than 3 closings.
The median was $1,848 a square foot in 2020–21 and $2,242 over the last three years (+21%). Years with only a building or two closing move with whichever building that was.
| Year | Sponsor closings | Median price | Median $/sf | 2 bedroomsmedian | 3+ bedroomsmedian |
|---|---|---|---|---|---|
| 2013 | 191 building | $3,120,000 | $1,830 | $2,999,419 | $4,853,891 |
| 2014 | 191 building | $4,887,600 | $2,357 | $3,920,262 | $5,294,900 |
| 2015 | 121 building | $3,850,000 | $2,240 | $3,527,491 | $8,638,553 |
| 2016 | 253 buildings | $12,500,000 | $2,924 | — | $11,404,400 |
| 2018 | 363 buildings | $4,842,553 | $2,079 | $2,710,005 | $5,960,763 |
| 2019 | 377 buildings | $3,849,930 | $1,964 | $2,222,331 | $4,920,000 |
| 2020 | 347 buildings | $2,562,500 | $1,722 | $1,868,489 | $5,850,000 |
| 2021 | 15111 buildings | $4,274,054 | $1,866 | $2,835,000 | $5,950,000 |
| 2022 | 8411 buildings | $5,230,900 | $2,305 | $3,279,160 | $5,859,656 |
| 2023 | 11013 buildings | $5,256,863 | $2,588 | $3,300,000 | $6,509,281 |
| 2024 | 4810 buildings | $2,698,885 | $1,824 | $2,225,000 | $3,687,500 |
| 2025 | 9012 buildings | $4,362,500 | $2,266 | $3,399,098 | $5,280,000 |
| 2026 | 5711 buildings | $6,000,000 | $2,386 | $3,539,961 | $6,193,910 |
First recorded deed for each new home, from city deed records matched to the offering plan's unit list, through Sep 30, 2026. Years with fewer than 3 closings are left out; bedroom columns need 3 sales.
How Fast UES Condos Sell
Of the 46 Upper East Side buildings whose sponsor closings began in 2015 or later, 22 have sold out. The typical one took 25 months from its first closing to its last.
| Sales began | Buildings | Sold out in 12 months | Time to sell outmedian | Closed vs. listmedian building |
|---|---|---|---|---|
| 2015–19 | 15 | 7% | 30 months | 9% below list |
| 2020–22 | 16 | 19% | 21 months | 10% below list |
| 2023+ | 15 | 8% | 29 months | 4% below list |
ACRIS sponsor closings through Sep 30, 2026, buildings whose first closing came in 2015 or later. Time to sell out runs from a building's first closing to its last, among buildings that have sold out. List: the sponsor's Schedule A price for the same homes.
- Closing vs. list. The median building's first sales closed 8% below list: the sponsor's Schedule A price for the same homes, across 33 buildings we could match. 30% of them closed above list.
- Few sell out within a year: 11% of buildings. 19 still had unsold homes two years or more after their first closing.
Why the Upper East Side's Condo Market Has Slowed
The Upper East Side adds far fewer new condos than it used to: about 117 homes a year in plans accepted since 2023, against 654 a year in 2000–07, 82% fewer.
| Plan accepted | Plans a year | Homes a year | Typical buildinghomes | Asking $/sf |
|---|---|---|---|---|
| 2000–07 | 756 plans | 654 | 39 | — |
| 2008–14 | 535 plans | 215 | 22 | $3,040 |
| 2015–19 | 523 plans | 180 | 21 | $2,377 |
| 2020–22 | 516 plans | 121 | 15 | $2,815 |
| 2023–today | 413 plans | 117 | 28 | $2,582 |
Accepted condo plans. Asking $/sf: the median building's first Schedule A price list.
- Smaller buildings. The typical plan had 39 homes in 2000–07 and has 28 since 2023.
- The 421-a tax break ended. New projects had to start construction by June 2022 to get it. 50% of the Upper East Side plans accepted 2015–22 that name a tax program used 421-a. Without it, buyers carry full property taxes from the start.
More are on the way: 7 plans filed since 2025 are still under review (below).
Where UES Condos Are, and the Walk to the Subway
Price per sf vs. the rest of Upper East Side
- +15% West of Lexington Avenue (Fifth, Madison and Park)
- −11% Closest to a Q station on Second Avenue
- +12% Closest to a 6 station on Lexington Avenue
Outline: Upper East Side as our data pages draw it. Each dot is a plan; each square the nearest entrance of a station those plans walk to.
The Upper East Side is served by:
- 4, 5 and 6: along Lexington Avenue
- Q: along Second Avenue (72 St, 86 St, 96 St)
- M and Q: Lexington Av/63 St
| Nearest subway | Lines | Condo plans | Walkmedian |
|---|---|---|---|
| 86 St | Q | 43 | 4 min |
| 77 St | 6 | 21 | 4 min |
| 86 St | 4, 5, 6 | 19 | 3 min |
| 72 St | Q | 17 | 4 min |
| Lexington Av/63 St | M, Q | 13 | 4 min |
| 96 St | Q | 8 | 3 min |
Each plan counted once, at the station entrance with the shortest walk.
The median recent building is 4 minutes from a subway entrance, and 77% are within 5 minutes. More in subway distance and condo prices.
Prices Within the Upper East Side
We compared each building's closings with the Upper East Side average in the same year, so rising prices don't skew the comparison:
| Part of the neighborhood | Buildings | Price per sfvs. the rest, same year |
|---|---|---|
| West of Lexington Avenue (Fifth, Madison and Park) | 5 | +15% |
| Closest to a Q station on Second Avenue | 15 | −11% |
| Closest to a 6 station on Lexington Avenue | 10 | +12% |
Sponsor closings since 2015, buildings with 2+ of them. Each sale is compared with Upper East Side's average $/sf that year; a row compares the median building inside the area with the median one outside it.
- West of Lexington sells for more. On and between Fifth, Madison and Park, buildings sell +15% against the rest of the UES.
- The 6 beats the Q. Buildings closest to a 6 station on Lexington sell +12%; those closest to a Q station on Second Avenue, farther east, sell −11%.
Amenities, Laundry and Doormen
What the offering plans accepted since 2015 include:
Amenities
100%have a shared amenity: gym, roof deck, bike room, package room or storage
Washer/dryer
91%include a washer and dryer in each home
Doorman
90%have a staffed front desk
Plans accepted since 2015. Amenities: 39 new-construction plans; washer/dryer: 43 plans that say either way; front desk: 48 plans read.
- Elevators: 100% of the plans that say either way.
- Laundry: 9% provide washer/dryer hookups only. More in washer/dryers in NYC condos.
- Most have a doorman: 71% have a 24-hour desk.
- Heat pumps: 86% of plans, so heating and cooling run on your own electric bill.
Common Charges
A typical new Upper East Side condo charges $4,322 a month per home (median of 7 plans accepted since 2015). Here's where it goes, next to the Flatiron District and Harlem:
| Per home, per month | Upper East Side | Flatiron District | Harlem |
|---|---|---|---|
| Common charges a month | $4,322 | $2,457 | $669 |
| Staff | $2,112 | $431 | $22 |
| Insurance | $426 | $315 | $120 |
| Water & sewer | $159 | $243 | $86 |
| Heat, gas & electricity | $607 | $331 | $27 |
| Repairs & service contracts | $476 | $490 | $184 |
| Management fee | $179 | $311 | $63 |
| Reserves & contingency | $219 | $218 | $56 |
| Legal, accounting & admin | $76 | $91 | $111 |
| Amenities & other | $68 | $27 | $0 |
Plans accepted since 2015: the median first-year common charge per home (Upper East Side 7, Flatiron District 6, Harlem 6 plans), split by the average share of each Schedule B budget line (7, 6, 6 budgets).
The biggest pieces are staff ($2,112) and heat, gas & electricity ($607). The total is several times the median in Flatiron District ($2,457) or Harlem ($669), and staff is most of the difference: most new UES buildings have a 24-hour doorman. Compare with common charges across NYC.
New UES Condo Plans Filed Since 2025
10 condo plans with 286 homes have been filed since 2025: 3 accepted and 7 still under review.
| Building | Filed | Asking $/sf | Common chargesper month | Subway walk |
|---|---|---|---|---|
| 809 Madison Avenue12 homes | Aug 7, 2026Under review | — | — | 4 min68 St-Hunter College (6) |
| 213 East 83rd Street9 homes | Aug 6, 2026Under review | — | — | 2 min86 St (Q) |
| 1477 3rd Avenue10 homes | Jun 4, 2026Under review | — | — | 4 min86 St (Q) |
| 242 East 71st Street50 homes | Apr 30, 2026Under review | — | — | 2 min72 St (Q) |
| 439 East 77th Street16 homes | Mar 16, 2026Under review | — | — | 9 min77 St (6) |
| 175 East 82nd Street73 homes | Mar 9, 2026Accepted Aug 24, 2026 | $3,346 | $4,436 | 4 min86 St (Q) |
| 260 East 72nd Street60 homes | Mar 4, 2026Under review | — | — | 1 min72 St (Q) |
| 171 East 86th Street24 homes | Feb 5, 2026Accepted Feb 5, 2026 | $3,022 | $3,078 | 1 min86 St (4, 5, 6) |
| 1122 Madison Avenue22 homes | Jan 9, 2026Accepted Jan 9, 2026 | — | $8,520 | 6 min86 St (4, 5, 6) |
| 500 East 81st Street10 homes | Jun 20, 2025Under review | — | — | 8 min86 St (Q) |
Asking $/sf: the sponsor's Schedule A average. A dash means the plan doesn't list enough priced homes, or its budget isn't read yet.
FAQ
How much do new condos on the Upper East Side cost?
Over the last three years, new Upper East Side condos closed at a median $4,250,000, or $2,242 per square foot.
Do Upper East Side condos sell below the asking price?
The median building's first sales closed 8% below list, the sponsor's Schedule A price for the same homes.
How long does it take a Upper East Side condo building to sell out?
The typical building that has sold out closed all its homes 25 months after its first closing.
What are common charges in a new Upper East Side condo?
About $4,322 a month per home for the median plan accepted since 2015.
Do Upper East Side condos have doormen?
Most do: 90% of recent plans have a staffed front desk, and 100% have an elevator.
Where do these figures come from?
The Upper East Side is the neighborhood as our data pages draw it, from each building's map point. Plans are condo offering plans the New York Attorney General accepted or is reviewing, with at least one home. Sales are sponsor closings from city deed records, through Sep 30, 2026. Features come from the plan text and may change by amendment; check the latest plan for the building you're buying in. New to offering plans? Start with what a condo offering plan is.
Related: The Lower East Side Condo Market · The Williamsburg Condo Market