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
Condominium
Upper East Side
255 East 77th Street Condos for Sale
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.
International Buyers Welcome
Foreign nationals can purchase condominiums in Manhattan with no visa or residency requirements. Many international buyers use LLCs for privacy and estate planning. Manhattan Miami specializes in guiding international buyers through the acquisition process, from financing options to closing procedures.
Read Our International Buyer Guide →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.
255 East 77th Street is a residential building at 255 East 77th Street in Upper East Side, Manhattan. Its architectural identity is associated with Robert A.M. Stern Architects. The development team includes Naftali Group. The building was completed or delivered in 2026. The residential collection contains approximately 62 homes. The building rises 36 stories.
The building-specific features highlighted in the current profile include RAMSA's Gothic-Art Deco Synthesis, 33 Enclosed Parking Spaces, 85% Sold Before Completion, Yabu Pushelberg Interiors. These distinctions help explain how 255 East 77th Street competes with other luxury properties in Upper East Side, but their value varies by residence, exposure and condition.
Buyers should confirm the current amenity program, staffing, storage rights and any private or separately licensed spaces directly from building materials and management records.
For a purchase at 255 East 77th Street, the most important due-diligence items are the exact floor plan, natural light and exposure, view protection, renovation condition, taxes, common charges or maintenance, building financials and any transfer or sponsor-related costs. The $7,400,000 price guidance shown for the building is only a starting reference and should not be treated as a valuation for every residence. Current closed-sale evidence and directly comparable active units should guide negotiations.
The Upper East Side location is also part of the investment case. Buyers should compare access, nearby development, street conditions and long-term neighborhood supply with the trade-offs of competing Manhattan buildings.
The Visionaries
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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Frequently Asked Questions
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.
Private Availability at 255 East 77th Street
For current availability, pricing history, floor plans, and off-market opportunities at 255 East 77th Street, request a confidential review with our advisory team.
255 East 77th Street, New York, NY 10075
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Manhattan Real Estate Market Intelligence
Market Context: Manhattan luxury condominium pricing is segmented by sub-market. The Billionaires’ Row corridor (57th Street, between Park Avenue and Columbus Circle) carries the highest price-per-foot in the United States, with trophy residences trading $4,000-$10,000+ per SF. Downtown Manhattan (Tribeca, West Village, Soho) has its own ultra-luxury tier driven by limited supply of new development. Upper East Side and Upper West Side condo medians sit materially below downtown trophy levels but offer larger floor plates and Central Park access. Pricing in Manhattan is sensitive to interest rates, mansion-tax brackets, and the offering-plan stage of any given building.
Sponsor-direct new development in 2026 includes 80 Clarkson (West Village), 255 East 77th (Upper East Side), 140 Jane (West Village), 1122 Madison (Carnegie Hill), and Mandarin Oriental Fifth Avenue. Completed buildings with sponsor inventory remaining include Central Park Tower, 220 Central Park South, 53 West 53, 111 West 57th, and 50 West 66th. Each carries a distinct sponsor history, construction lender, offering-plan amendment cadence, and 421-a or other tax-abatement status that must be diligenced individually.
Why This Matters: Manhattan’s structural inputs include the New York Attorney General-supervised offering plan process (provides buyer-side procedural protection not available in less-regulated markets), the depth of the resale market (high liquidity at exit), and constrained near-term supply (limited zoning capacity in core sub-markets). Risks to underwrite at contract: mansion-tax bracket inflation above $2M, transfer-tax assumption by buyer on sponsor sales, lot-line and view-corridor exposure on specific lots, condo board sublet and resale policies, and 421-a phase-out schedule where applicable. Status of any individual project, sponsor inventory level, AG offering plan amendment, pricing, or sales percentage should be verified at the time of inquiry.
Key Facts
- Trophy Manhattan condo $/SF range: $1,500-$10,000+
- Billionaires’ Row average $/SF: $4,000-$10,000+
- Downtown trophy (Tribeca/West Village) $/SF: $2,500-$6,000+
- Mansion tax: 1% above $1M, graduated brackets above $2M for buyer
- Typical sponsor contract deposit: 10%-20% at signing
- Standard buyer-attorney review window: 1-3 business days from contract delivery
- Sponsor-side commission: developer pays buyer agent on sponsor sales
- Tax-abatement programs (where applicable): 421-a, J-51, status verified building-by-building
- Foreign-national LLC ownership: common, structured at contract
Buyer Procedure
Manhattan sponsor-sales procedure: reservation form → offering plan delivery → buyer attorney review → contract execution and initial deposit → mortgage commitment (if financed) → closing at delivery. Sponsor-inventory and resale procedures differ; advisory pre-tour planning is recommended.
Manhattan Real Estate FAQs
What is the New York Attorney General offering plan?
The offering plan is the legal document filed with the New York Attorney General that governs the sale of every Manhattan condominium. It defines deposit handling, unit specifications, common charges, real estate taxes, sponsor obligations, and buyer protections. No Manhattan condo sale closes outside the framework of an accepted offering plan; amendments are filed periodically and reviewed by buyer attorneys at contract.
What is sponsor inventory?
Sponsor inventory refers to unsold units still held by the building’s developer (the “sponsor”). Sponsor units are brand-new, never lived-in, and may include negotiable pricing, closing-cost credits, and access to tax-abatement programs where the building has them. Sponsor-side transactions follow the offering plan, not the standard resale contract.
What tax abatements apply in Manhattan?
421-a is the most common Manhattan condo abatement, providing reduced real-estate-tax exposure for 10 to 25 years on qualifying new developments. J-51 applies to specific rehabilitated buildings. Each abatement has a phase-out schedule and building-specific qualification status that must be verified in the offering plan and the most recent tax certificate.
What closing costs apply on a Manhattan condo?
Typical buyer-side closing costs run 2% to 4% of price, including NYC and NYS transfer taxes (often assumed by buyer on sponsor sales), mansion tax (1% above $1M with graduated brackets above $2M), title insurance, buyer attorney fee, mortgage recording tax if financed, and prorated common charges and real estate taxes.
Are common charges the same as HOA fees?
No. Manhattan condos use the term “common charges,” not HOA fees. Common charges fund building operations, staff, amenities, and reserves. Real estate taxes are billed separately by NYC and are not part of common charges.
How does Manhattan Miami get paid on Manhattan transactions?
On sponsor-side new development purchases, the developer pays Manhattan Miami’s buyer-agent commission. Buyer representation is at no out-of-pocket cost to the buyer. On resale transactions, commission arrangements are disclosed at engagement.