255 East 77th Street A 500-Foot Limestone Tower Where Gothic Meets Art Deco
Overview
255 East 77th Street is a 36-story limestone tower rising 500 feet above the Upper East Side, designed by Robert A.M. Stern Architects with interiors by Yabu Pushelberg. Developed by Naftali Group, the building synthesizes Gothic and Art Deco architectural precedents into a facade featuring arcades, loggias, pergolas, and a decorative crown that will become a commanding presence on the Lenox Hill skyline upon completion in 2026.
What sets this building apart — beyond the RAMSA pedigree and Yabu Pushelberg interiors — is the inclusion of 33 enclosed parking spaces. In a Manhattan market where parking is either nonexistent or costs $200,000-plus for a separate space, having enclosed parking integrated into a luxury condominium is an extraordinary differentiator. The building is approximately 85% sold prior to completion, with a projected total sellout approaching $500 million.
Our team has been advising clients on 255 East 77th since the project was first announced, and we consider it one of the strongest new-development offerings on the Upper East Side. The combination of RAMSA's architectural distinction, the 33 parking spaces, the 75-foot pool in a double-height space, and the Yabu Pushelberg interiors creates a product that appeals to both the design-conscious buyer and the practically-minded one. Salt & Straw has signed for the ground-floor retail, adding a neighborhood-friendly amenity.
255 East 77th Street at a Glance
255 East 77th Street, New York, NY 10075
Naftali Group
Robert A.M. Stern Architects
2026
62
36
Eigentumswohnung
Upper East Side
Why Buyers Choose 255 East 77th Street
255 East 77th Street has resonated with buyers who value RAMSA architecture, practical luxury amenities, and strong pre-sale momentum.
RAMSA's Gothic-Art Deco Synthesis
Robert A.M. Stern Architects brought arcades, loggias, pergolas, and a decorative crown to a 500-foot limestone tower. The design is both historically referential and unmistakably modern.
33 Enclosed Parking Spaces
This is not a marketing detail — it is a genuine lifestyle differentiator. 33 enclosed parking spaces in a new Upper East Side condominium is extraordinary. For buyers with vehicles, this eliminates one of Manhattan living's most persistent frustrations.
85% Sold Before Completion
Strong pre-sale velocity signals market confidence. With approximately 85% of units under contract and a projected $500M sellout, 255 East 77th has proven demand.
Yabu Pushelberg Interiors
The Canadian design firm brings a refined, globally-informed aesthetic to the residences. Combined with RAMSA's exterior, the result is a building where architecture and interiors speak the same language.
Our Take on 255 East 77th Street
255 East 77th Street is a building we are actively recommending to buyers seeking RAMSA quality on the Upper East Side. The 85% pre-sale rate speaks for itself — this is a project the market has embraced. The combination of Gothic and Art Deco architectural elements, the 33 enclosed parking spaces, and the Yabu Pushelberg interiors create a product that is both architecturally distinguished and practically compelling.
The positives are substantial: RAMSA's track record ensures strong long-term resale, the parking is a genuine differentiator, the 75-foot pool in a double-height space is among the best residential pool experiences in Manhattan, and the Lenox Hill location provides excellent access to Central Park, Museum Mile, and the East Side's best restaurants. The $7.4M entry point for a RAMSA building of this quality represents value relative to 220 CPS or 520 Park.
On the honest-assessment side, the building is still under construction with a 2026 delivery — buyers are committing to a timeline. The eastern Upper East Side location, while well-connected, is a block further from the park than some competitors. And at 62 units, the building is larger than boutique developments like The Bellemont (12 units), which means less exclusivity per floor. But for the buyer who wants the full RAMSA package — architecture, amenities, parking, and proven demand — 255 East 77th delivers.
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Lesen Sie unseren Leitfaden für internationale Käufer →About 255 East 77th Street
255 East 77th Street | Ultra-Luxury Condos in Lenox Hill, Upper East Side
255 East 77th Street is a 36-story, 500-foot limestone condominium tower developed by Naftali Group and designed by Robert A.M. Stern Architects in the Lenox Hill neighborhood of Manhattan's Upper East Side. The building comprises 62 residences priced from $7.4 million, with interiors by Yabu Pushelberg and a penthouse duplex offered at $37.5 million. Amenities include a 75-foot pool in a double-height space, full-service spa, fitness center, and 33 enclosed parking spaces. Expected completion is 2026, and the building is currently 85% sold. RAMSA's design synthesizes Gothic and Art Deco traditions with limestone arcades, loggias, pergolas, and a decorative crown. Located steps from Central Park, Museum Mile, and Madison Avenue, 255 East 77th Street represents one of the Upper East Side's most significant new ultra-luxury residential offerings.
Explore luxury condos in New York City or view Billionaires' Row for ultra-luxury developments. For international buyers, see our NYC guide for foreign purchasers.
Die Visionäre
Naftali Group
Developer
Naftali Group has established itself as one of New York's most discerning luxury residential developers, with a portfolio that prioritizes architectural distinction, material quality, and prime Manhattan locations. Under the leadership of Miki Naftali, the firm has developed and acquired over $6 billion in real estate assets, earning a reputation for delivering buildings that command premium pricing and attract the city's most sophisticated buyers.
Robert A.M. Stern Architects (RAMSA)
Architect
RAMSA is the preeminent name in luxury residential architecture in New York City and globally. The firm's portfolio includes 220 Central Park South, 520 Park Avenue, 15 Central Park West, and 30 Park Place - buildings that have redefined the ultra-luxury market and collectively generated billions in sales. RAMSA's classical design language, meticulous attention to proportion, and commitment to enduring materials make their buildings the most sought-after new construction in Manhattan.
Yabu Pushelberg
Interior Design
Yabu Pushelberg is a globally celebrated design studio known for creating interiors of extraordinary refinement and sensory richness. Founded by George Yabu and Glenn Pushelberg, the firm has shaped the aesthetic identity of the world's most prestigious hotels, residences, and cultural spaces. Their work at 255 East 77th Street brings a sophisticated material palette and bespoke detailing to both private residences and the building's extensive amenity spaces.
Upper East Side
255 East 77th Street is situated in Lenox Hill, the cultural and residential heart of the Upper East Side. This is a neighborhood defined by Museum Mile's world-class institutions, the boutiques and galleries of Madison Avenue, the tree-lined tranquility of Park and Fifth Avenues, and proximity to Central Park's eastern conservancy gardens. Lenox Hill offers a lifestyle of quiet sophistication - established restaurants, independent bookshops, premier medical institutions, and some of the most coveted residential addresses in the world. The location provides effortless access to the 6 train and crosstown bus routes while maintaining the walkable, village-like character that has made the Upper East Side one of Manhattan's most enduringly desirable neighborhoods.
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Luxus-Eigentumswohnungen entdecken
Luxus-Eigentumswohnungen in NYC
Manhattans renommierteste Eigentumswohnungen
Billionaires' Row
Der exklusivste Wohnkorridor der Welt
Manhattan New Developments
Eigentumswohnungen in der Vorverkaufsphase mit Sponsor-Bestand
Internationale Käufer
Steuern, Ablauf & Eigentum für ausländische Erwerber
Luxus-Eigentumswohnungen in Miami entdecken →
Branded Residences & Wohnen am Wasser in South Florida
Häufig gestellte Fragen
What is the expected completion date for 255 East 77th Street?
255 East 77th Street is expected to complete in 2026. The building is currently under construction and already 85% sold, reflecting extraordinary market confidence in the project. Naftali Group has a strong track record of delivering buildings on schedule and to the highest specifications.
Who designed 255 East 77th Street?
The building was designed by Robert A.M. Stern Architects (RAMSA), one of the most respected firms in luxury residential architecture, responsible for 220 Central Park South and 520 Park Avenue among others. Interior design is by the globally acclaimed Yabu Pushelberg studio. Hill West Architects serves as executive architect. The development is led by Naftali Group.
Does 255 East 77th Street have parking?
Yes - and this is one of the building's most distinguishing features. 255 East 77th Street includes 33 enclosed private parking spaces within the building, an exceptionally rare amenity in Manhattan new development. In a borough where individual parking spots have sold for over $1 million, this offering speaks to the caliber of the building and its residents.
What are the prices at 255 East 77th Street?
Residences at 255 East 77th Street are priced from $7.4 million for two- and three-bedroom layouts, with four-bedroom and full-floor residences ranging from $15 million to $28 million. The penthouse collection, including a $37.5 million duplex, represents the pinnacle of the offering. The building is 85% sold as of early 2026.
What amenities does 255 East 77th Street offer?
The amenity program is anchored by a 75-foot swimming pool set within a dramatic double-height space, complemented by a full-service spa, state-of-the-art fitness center, private training and yoga studios, residents' lounge and private dining room with Yabu Pushelberg interiors, landscaped rooftop terrace, children's playroom, and 33 enclosed parking spaces.
What is the architectural style of 255 East 77th Street?
RAMSA has designed a 500-foot limestone tower that synthesizes Gothic and Art Deco architectural traditions - two of the most celebrated styles in New York's skyline history. The facade features deeply set arcades, loggias, ornamental pergolas, and a sculptural decorative crown, creating a building with the gravitas and presence of the Upper East Side's finest pre-war landmarks.
Your 255 East 77th Street Awaits
Unsere Spezialisten stellen Ihnen individuelle Preise, Grundrisse und exklusive Anreize der Bauträger bereit.
255 East 77th Street, New York, NY 10075
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Marktanalyse für Immobilien in Manhattan
Marktkontext: Die Preise für Luxus-Eigentumswohnungen in Manhattan sind nach Teilmärkten segmentiert. Der Korridor der Billionaires’ Row (57th Street, zwischen Park Avenue und Columbus Circle) weist den höchsten Quadratfußpreis der Vereinigten Staaten auf; Trophy-Residenzen werden dort zu $4,000-$10,000+ pro SF gehandelt. Downtown Manhattan (Tribeca, West Village, Soho) verfügt über ein eigenes Ultra-Luxus-Segment, getragen von der begrenzten Zahl neuer Projektentwicklungen. Die Medianpreise der Eigentumswohnungen an der Upper East Side und Upper West Side liegen deutlich unter dem Trophy-Niveau von Downtown, bieten jedoch größere Grundrisse und die Nähe zum Central Park. Die Preisbildung in Manhattan reagiert sensibel auf Zinsniveau, die Stufen der Mansion Tax und den Stand des Offering Plan des jeweiligen Gebäudes.
Projektübersicht: Der Direktvertrieb der Sponsoren umfasst 2026 unter anderem 80 Clarkson (West Village), 255 East 77th (Upper East Side), 140 Jane (West Village), 1122 Madison (Carnegie Hill) und Mandarin Oriental Fifth Avenue. Zu den fertiggestellten Gebäuden mit verbleibendem Sponsor Inventory zählen Central Park Tower, 220 Central Park South, 53 West 53, 111 West 57th und 50 West 66th. Jedes Objekt hat eine eigene Sponsorenhistorie, einen eigenen Baufinanzierer, einen eigenen Rhythmus der Offering-Plan-Nachträge sowie einen individuellen Status der 421-a- oder sonstigen Steuervergünstigung, der jeweils einzeln zu prüfen ist.
Signal für Käufer: Zu den strukturellen Stärken Manhattans gehören das vom Generalstaatsanwalt von New York beaufsichtigte Offering-Plan-Verfahren (verfahrensrechtlicher Käuferschutz, den weniger regulierte Märkte nicht bieten), die Tiefe des Wiederverkaufsmarktes (hohe Liquidität beim Ausstieg) und das kurzfristig knappe Angebot (begrenzte Baurechtsreserven in den Kernteilmärkten). Bei Vertragsabschluss zu prüfende Risiken: die progressiven Stufen der Mansion Tax oberhalb von $2M, die Übernahme der Grunderwerbsteuern durch den Käufer bei Sponsorenverkäufen, die Exposition gegenüber Grundstücksgrenzen und Sichtkorridoren des konkreten Grundstücks, die Untervermietungs- und Wiederverkaufsregeln des jeweiligen Condo Board sowie der Auslaufplan der 421-a-Vergünstigung, sofern anwendbar. Der Status eines einzelnen Projekts, der Umfang des Sponsor Inventory, Offering-Plan-Nachträge, Preise oder Verkaufsstände sind zum Zeitpunkt der Anfrage zu verifizieren.
Zentrale Fakten
- Preisspanne $/SF für Trophy-Eigentumswohnungen in Manhattan: $1,500-$10,000+
- Durchschnittlicher $/SF auf der Billionaires’ Row: $4,000-$10,000+
- $/SF für Trophy-Objekte in Downtown (Tribeca/West Village): $2,500-$6,000+
- Mansion Tax: 1% oberhalb von $1M, progressive Stufen oberhalb von $2M zulasten des Käufers
- Übliche Vertragsanzahlung beim Sponsor: 10%-20% bei Unterzeichnung
- Übliches Prüfungsfenster des Käuferanwalts: 1-3 Werktage ab Vertragszustellung
- Provision bei Sponsorenverkäufen: Der Bauträger vergütet den Käufermakler
- Steuervergünstigungsprogramme (sofern anwendbar): 421-a, J-51, Status wird je Gebäude verifiziert
- LLC-Eigentum für internationale Käufer: verbreitet, wird bei Vertragsabschluss strukturiert
Ablauf für Käufer
Verfahren bei Sponsorenverkäufen in Manhattan: Reservierungsformular → Zustellung des Offering Plan → Prüfung durch den Käuferanwalt → Vertragsunterzeichnung und erste Anzahlung → Finanzierungszusage (bei Kreditfinanzierung) → Closing bei Übergabe. Die Abläufe für Sponsor Inventory und den Wiederverkaufsmarkt unterscheiden sich; eine beratende Vorbereitung vor der Besichtigung ist empfehlenswert.
Häufige Fragen zum Immobilienmarkt in Manhattan
Was ist der Offering Plan des Generalstaatsanwalts von New York?
Der Offering Plan ist das beim Generalstaatsanwalt von New York eingereichte Rechtsdokument, das den Verkauf jeder Eigentumswohnung in Manhattan regelt. Er definiert die Behandlung der Anzahlungen, die Spezifikation der Einheiten, die Common Charges, die Grundsteuern, die Pflichten des Sponsors und den Käuferschutz. Kein Wohnungsverkauf in Manhattan wird außerhalb eines akzeptierten Offering Plan abgeschlossen; Nachträge werden periodisch eingereicht und bei Vertragsabschluss von den Käuferanwälten geprüft.
Was ist Sponsor Inventory?
Sponsor Inventory bezeichnet unverkaufte Einheiten, die sich noch im Besitz des Bauträgers des Gebäudes (des „Sponsors“) befinden. Sponsoreinheiten sind neuwertig, nie bewohnt und können verhandelbare Preise, Zuschüsse zu den Closing Costs sowie Zugang zu Steuervergünstigungsprogrammen bieten, sofern das Gebäude darüber verfügt. Transaktionen auf Sponsorenseite folgen dem Offering Plan, nicht dem üblichen Wiederverkaufsvertrag.
Welche Steuervergünstigungen gelten in Manhattan?
421-a ist die häufigste Vergünstigung für Eigentumswohnungen in Manhattan; sie senkt die Grundsteuerlast für 10 bis 25 Jahre bei qualifizierten Neubauprojekten. J-51 gilt für bestimmte sanierte Gebäude. Jede Vergünstigung hat einen Auslaufplan und einen gebäudespezifischen Qualifikationsstatus, der im Offering Plan und in der aktuellsten Steuerbescheinigung zu verifizieren ist.
Welche Closing Costs fallen bei einer Eigentumswohnung in Manhattan an?
Die üblichen Closing Costs auf Käuferseite betragen 2% bis 4% des Kaufpreises und umfassen die Grunderwerbsteuern von NYC und NYS (bei Sponsorenverkäufen häufig vom Käufer übernommen), die Mansion Tax (1% oberhalb von $1M mit progressiven Stufen oberhalb von $2M), Title Insurance, das Honorar des Käuferanwalts, die Mortgage Recording Tax bei Kreditfinanzierung sowie anteilig abgerechnete Common Charges und Grundsteuern.
Sind Common Charges dasselbe wie HOA-Gebühren?
Nein. Eigentumswohnungen in Manhattan verwenden den Begriff „Common Charges“, nicht HOA-Gebühren. Common Charges finanzieren den Gebäudebetrieb, das Personal, die Gemeinschaftseinrichtungen und die Rücklagen. Die Grundsteuern werden von NYC separat erhoben und sind nicht Teil der Common Charges.
Wie wird Manhattan Miami bei Transaktionen in Manhattan vergütet?
Bei Neubaukäufen auf Sponsorenseite zahlt der Bauträger die Käufermaklerprovision an Manhattan Miami. Die Käufervertretung ist für den Käufer mit keinerlei eigenen Kosten verbunden. Bei Transaktionen am Wiederverkaufsmarkt werden die Provisionsregelungen bei Mandatsbeginn offengelegt.