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
Condominio
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.
Acquirenti internazionali benvenuti
I cittadini stranieri possono acquistare condomini a Manhattan senza alcun requisito di visto o di residenza. Molti acquirenti internazionali ricorrono a LLC per ragioni di riservatezza e di pianificazione patrimoniale. Manhattan Miami è specializzata nell'accompagnare gli acquirenti internazionali lungo l'intero processo di acquisizione, dalle soluzioni di finanziamento alle procedure di chiusura.
Consulta la nostra guida per l'acquirente internazionale →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.
I visionari
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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Domande frequenti
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
I nostri specialisti forniranno prezzi personalizzati, planimetrie e incentivi esclusivi riservati dallo sviluppatore.
255 East 77th Street, New York, NY 10075
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Analisi del mercato immobiliare di Manhattan
Contesto di mercato: I prezzi dei condomini di lusso a Manhattan sono segmentati per sub-mercato. Il corridoio di Billionaires’ Row (57th Street, tra Park Avenue e Columbus Circle) registra il prezzo per piede quadrato più alto degli Stati Uniti, con residenze di massimo prestigio scambiate a $4,000-$10,000+ per SF. Downtown Manhattan (Tribeca, West Village, Soho) ha un proprio segmento ultra luxury, sostenuto dall'offerta limitata di nuovi sviluppi. Le mediane dei condomini di Upper East Side e Upper West Side si collocano sensibilmente al di sotto dei livelli trophy di downtown, ma offrono superfici più ampie e l'accesso a Central Park. I prezzi a Manhattan restano sensibili ai tassi di interesse, agli scaglioni della Mansion Tax e alla fase del piano di offerta di ciascun edificio.
Prospettiva sui progetti: I nuovi sviluppi venduti direttamente dallo sponsor nel 2026 comprendono 80 Clarkson (West Village), 255 East 77th (Upper East Side), 140 Jane (West Village), 1122 Madison (Carnegie Hill) e Mandarin Oriental Fifth Avenue. Tra gli edifici completati con sponsor inventory residua figurano Central Park Tower, 220 Central Park South, 53 West 53, 111 West 57th e 50 West 66th. Ciascuno presenta una storia dello sponsor, un finanziatore del cantiere, un ritmo di emendamenti al piano di offerta e uno stato del 421-a o di altre agevolazioni fiscali distinti, da verificare individualmente in sede di due diligence.
Segnale per l'acquirente: I punti di forza strutturali di Manhattan comprendono la procedura del piano di offerta vigilata dal Procuratore Generale di New York (offre una tutela procedurale a favore dell'acquirente non disponibile su piazze meno regolamentate), la profondità del mercato della rivendita (elevata liquidità in uscita) e l'offerta contenuta nel breve periodo (capacità urbanistica limitata nei sub-mercati principali). Rischi da valutare al contratto: la progressione degli scaglioni della Mansion Tax oltre $2M, l'assunzione delle imposte di trasferimento da parte dell'acquirente nelle vendite sponsor, l'esposizione ai confini di lotto e ai corridoi visivi su lotti specifici, i regolamenti del consiglio condominiale in materia di sublocazione e rivendita, e il calendario di uscita dal 421-a ove applicabile. Lo stato di ogni singolo progetto, il livello di sponsor inventory, gli emendamenti al piano di offerta presso il Procuratore Generale, i prezzi o la percentuale di vendita vanno verificati al momento della richiesta.
Fatti chiave
- Forbice $/SF dei condomini trophy di Manhattan: $1,500-$10,000+
- Media $/SF su Billionaires’ Row: $4,000-$10,000+
- $/SF trophy di downtown (Tribeca/West Village): $2,500-$6,000+
- Mansion Tax: 1% oltre $1M, scaglioni progressivi oltre $2M a carico dell'acquirente
- Acconto contrattuale sponsor tipico: 10%-20% alla firma
- Finestra standard di revisione dell'avvocato dell'acquirente: 1-3 giorni lavorativi dalla consegna del contratto
- Provvigione lato sponsor: lo sviluppatore paga l'agente dell'acquirente nelle vendite sponsor
- Programmi di agevolazione fiscale (ove applicabili): 421-a, J-51, stato verificato edificio per edificio
- Proprietà tramite LLC per cittadini stranieri: prassi comune, strutturata al contratto
Procedura per l'acquirente
Procedura delle vendite sponsor a Manhattan: modulo di prenotazione → consegna del piano di offerta → revisione dell'avvocato dell'acquirente → firma del contratto e acconto iniziale → delibera di mutuo (se finanziato) → closing alla consegna. Le procedure per la sponsor inventory e per la rivendita differiscono; è consigliabile una preparazione consulenziale prima delle visite.
FAQ sul mercato immobiliare di Manhattan
Che cos'è il piano di offerta del Procuratore Generale di New York?
Il piano di offerta è il documento legale depositato presso il Procuratore Generale di New York che disciplina la vendita di ogni condominio di Manhattan. Definisce la gestione degli acconti, le specifiche delle unità, le spese comuni, le imposte immobiliari, gli obblighi dello sponsor e le tutele dell'acquirente. Nessuna vendita di condominio a Manhattan si perfeziona al di fuori del quadro di un piano di offerta accettato; gli emendamenti vengono depositati periodicamente ed esaminati dagli avvocati degli acquirenti al contratto.
Che cos'è la sponsor inventory?
Per sponsor inventory si intendono le unità invendute ancora detenute dallo sviluppatore dell'edificio (lo “sponsor”). Le unità sponsor sono nuove, mai abitate, e possono comportare prezzi negoziabili, crediti sui costi di closing e l'accesso ai programmi di agevolazione fiscale ove l'edificio ne disponga. Le transazioni lato sponsor seguono il piano di offerta, non il contratto standard di rivendita.
Quali agevolazioni fiscali si applicano a Manhattan?
Il 421-a è l'agevolazione più comune per i condomini di Manhattan e riduce l'onere delle imposte immobiliari per un periodo da 10 a 25 anni sui nuovi sviluppi che ne hanno i requisiti. Il J-51 riguarda specifici edifici riqualificati. Ogni agevolazione ha un calendario di uscita e uno stato di qualificazione proprio dell'edificio, da verificare nel piano di offerta e nel certificato fiscale più recente.
Quali costi di closing si applicano a un condominio di Manhattan?
I costi di closing tipici a carico dell'acquirente vanno dal 2% al 4% del prezzo e comprendono le imposte di trasferimento di NYC e dello Stato di New York (spesso assunte dall'acquirente nelle vendite sponsor), la Mansion Tax (1% oltre $1M con scaglioni progressivi oltre $2M), la title insurance, l'onorario dell'avvocato dell'acquirente, l'imposta di registrazione del mutuo se finanziato, e il rateo di spese comuni e imposte immobiliari.
Le common charges coincidono con le spese HOA?
No. I condomini di Manhattan usano il termine “common charges” (spese comuni), non spese HOA. Le common charges finanziano la gestione dell'edificio, il personale, le amenity e le riserve. Le imposte immobiliari sono fatturate separatamente da NYC e non rientrano nelle spese comuni.
Come viene remunerata Manhattan Miami nelle transazioni a Manhattan?
Negli acquisti di nuovi sviluppi lato sponsor, è lo sviluppatore a pagare la provvigione dell'agente dell'acquirente a Manhattan Miami. La rappresentanza dell'acquirente non comporta alcun esborso a suo carico. Nelle transazioni di rivendita, le condizioni di provvigione vengono comunicate al conferimento dell'incarico.