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200 West 88th Street (Rendering courtesy of Alden Studios).
Earlier this spring, Lincoln Center revealed a new mural along the perimeter of Damrosch Park. It is part of a major renovation to transform the western edge of the performing arts campus into a more welcoming space; but fortunately, this is not expected to interfere with the Summer for the City programming. The schedule of concerts, performances, dance parties, and other free and pay-what-you-wish programming from June 10 - August 8 was recently released.
The renovation at Lincoln Center is the latest in a line of updates to bring Upper West Side cultural institutions into the twenty-first century. At the American Museum of Natural History, the Richard Gilder Center for Science, Education, and Innovation connected 10 buildings across its campus into one continuous experience, not to mention created an eye-catching entrance by Studio Gang on Columbus Avenue. Meanwhile, New York Historical is in the middle of an expansion of its own, and the new Tang Wing for American Democracy will open on June 18, 2026, in time for the 250th anniversary of the United States
In this article:
Central Park and the Metropolitan Museum of Art (1040 Fifth Avenue, #16, Sotheby's International Realty)
Exciting programming is also planned for Museum Mile and other Upper East Side museums this spring and summer. Following the Met Gala on Monday, May 4, the Metropolitan Museum of Art's Costume Art exhibition will present connections between garments in The Costume Institute and objects from the rest of the museum's extensive collection; other exhibitions this spring include Gothic by Design: The Dawn of Architectural Draftsmanship and Raphael: Sublime Poetry. Further up Fifth Avenue, Guggenheim Pop: 1960 to Now will open in the iconic, Frank Lloyd Wright-designed museum on June 5. Also of note, The Frick Collection recently marked the one-year anniversary of its reopening after an extensive renovation and expansion.
Beyond the city's most acclaimed cultural institutions, both sections of Manhattan are highly livable. There is abundant green space to be found between Riverside Park on the West Side, Carl Schurz Park and John Jay Park on the East Side, and Central Park. Both neighborhoods are also home to popular restaurants, high-end retail, acclaimed schools, and plentiful transportation options that allow for easy commutes to Midtown or Financial District offices. It also helps that these neighborhoods are home to beautiful prewar residential buildings designed by such luminaries as Rosario Candela, J.E.R. Carpenter, and Emery Roth.
Former Disney campus, April 2026 (CityRealty)
But for all the demand to live on the Upper East Side and Upper West Side, new development is not taking place at the pace of other parts of New York City. As substantial portions are located within the boundaries of historic districts, new construction and conversions of existing buildings cannot proceed without the approval of the Landmarks Preservation Commission ("Landmarks"). New construction buildings located outside these boundaries can take place as of right, but tend to get snapped up quickly. Several buildings on the Upper East Side and Upper West Side were among New York City's best-selling buildings of Q1 2026.
Such scarcity is reflected in area prices. Eight-figure sponsor sales are frequently recorded at 50 West 66th Street, the current tallest building on the Upper West Side. Moreover, resale apartments with triple-mint renovations tend to command high prices, not to mention high profits.
However, some large-scale projects are in the works. Earlier this week, Extell filed permits for an 86-story, 430-unit apartment building at 80 West 67th Street. At 1,200 feet tall, it will outstrip the nearby 50 West 66th Street as the tallest building on the Upper West Side. The new tower will rise on the site of the former Disney campus, where demolition is now underway; the redevelopment is also set to include an office-to-residence conversion at 7 West 66th Street, an entirely affordable building designed by Robert A.M. Stern Architects at 30 West 67th Street, and a 25-story tower at 37 West 66th Street.
Zoning diagram for 655 Madison Avenue (NYC Department of Buildings)
At the nexus of Midtown East and the Upper East Side, Extell initially conceived a 37-story mixed-use tower for 655 Madison Avenue after purchasing the site in October 2024. But in the months that followed, they built a larger assemblage, bought air rights from the landmarked Metropolitan Club, and sought to add even more square footage in exchange for improvements to the Fifth Avenue/59th Street N/R/W subway station. The tower is set to include a flagship Chanel store at the base, 233,000 square feet of commercial space, and 154 residential units on the upper levels to make the most of panoramic skyline and Central Park views.
Both of these projects remain some years off. In the meantime, we look at new developments on the Upper East Side and Upper West Side expected to launch sales in the coming months.
Coming Soon
Etage, Upper West Side
Developed by ZHL Group, Inc.
Design by Z Architecture
7 stories | 89 feet
6 condos
Developed by ZHL Group, Inc.
Design by Z Architecture
7 stories | 89 feet
6 condos
Rendering of Etage (Z Architecture)
In February 2025, a developer purchased a dilapidated parking garage from owners that included a member of the Zabar's family for $10.5 million. About six months later, they filed permits to convert it to a residential building with a handful of floor-through units and amenities like a fitness center, a children's playroom, and private storage. Another perk will be an address near the American Museum of Natural History, popular restaurants, gourmet supermarkets like Zabar's, and the 79th Street 1 train.
200 West 88th Street, Upper West Side
Developed by Nortco Development
Design by Robert A.M. Stern Architects
18 stories | 255 feet
36 condos
Developed by Nortco Development
Design by Robert A.M. Stern Architects
18 stories | 255 feet
36 condos
Rendering of 200 West 88th Street(Rendering courtesy of Alden Studios).
Robert A.M. Stern Architects' Upper West Side portfolio includes 15 Central Park West, The Harrison, 250 West 81st Street, The Henry, and the forthcoming 200 West 88th Street, which represents the firm's first all-electric project. It rose on the site of several low-rise prewar buildings, including one that housed the Upper West Side's Mermaid Inn outpost, and renderings depict a light brick building with limestone detailing, elegant fenestration on the first two floors, setback terraces, and arched windows on the uppermost levels.
There will be no more than three units per floor, with full-floor residences on levels 14 through 18. Details are not yet available on the interiors, but amenities are set to include a motor court, a fitness center with yoga studio, a music room, a game room, a card room, a children's playroom, a maker studio, multiple lounges and dining areas, a rooftop terrace, and automated parking. The site is located between Central Park and Riverside Park, and in close proximity to the Children's Museum of Manhattan, popular Upper West Side dining, and the 86th Street B/C and 1 trains.
809 Madison Avenue, Upper East Side Gold Coast
Developed by Macklowe Properties
Design by Robert A.M. Stern Architects
12 stories | 159 feet
13 condos
Developed by Macklowe Properties
Design by Robert A.M. Stern Architects
12 stories | 159 feet
13 condos
809 Madison Avenue (Robert A.M. Stern Architects for Landmarks Preservation Commission)
In 2025, developer Harry Macklowe purchased the prewar rental building at 809 Madison Avenue with the intention of converting and expanding it to a luxury boutique condominium. The $49 million sale closed months after Landmarks approved an application to restore the limestone, brick, and terra cotta facade, replace the windows, and construct a penthouse addition.
The finished product will contain 13 floor-through apartments with private elevator landings, separate wings for entertaining and sleeping, separate eat-in kitchens with pantries, and enormous primary suites with dual walk-in closets, morning kitchens, and five-fixture baths. The building is located on the southeast corner of East 68th Street in the Upper East Side Historic District, putting it in close proximity to the Central Park zoo, The Frick Collection, and Park Avenue Armory.
260 East 72nd Street, Lenox Hill
Developed by Chetrit Group and Rabsky Group
Design by C3D Architecture
20 stories | 206 feet
60 condos
Developed by Chetrit Group and Rabsky Group
Design by C3D Architecture
20 stories | 206 feet
60 condos
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Rendering of 260 East 72nd Street (Chetrit Group)
The high-rise condominium at 260 East 72nd Street is rising on a site that once included the Romanesque-style Church of St. John the Martyr, which dated back to the late 19th century but was deconsecrated in 2017 and demolished in 2020. Work stalled in the wake of the pandemic, but developer Rabsky Group joined the project in November 2024 and a sales launch is on the horizon.
Renderings depict a pale tower with upper-level setbacks that create private terraces. There will be no more than four apartments per floor. Amenities will include a fitness center, a golf simulator, an indoor lap pool, a sauna, a children's playroom, a lounge with dining room and catering kitchen, a pet spa, a courtyard, and a roof terrace. Parking and storage will be available for purchase.
500 East 81st Street, Yorkville
Developed by Rybak Development
Design by Zproekt Architecture
10 stories | 100 feet
10 four-bedroom condos
Developed by Rybak Development
Design by Zproekt Architecture
10 stories | 100 feet
10 four-bedroom condos
Renderings of 500 East 81st Street (Zproekt Architecture)
Collaborations between Rybak Development and Zproekt Architecture include The Austin in Forest Hills, 660 Lexington Avenue on Billionaires' Row, and 500 East 81st Street, a new boutique condominium on the southeast corner of York Avenue near John Jay Park, Carl Schurz Park, acclaimed private schools, popular Yorkville dining, and the 86th Street Q train. Construction has topped out at 11 stories high, and renderings depict a tasteful stone facade, oversized windows, and private terraces on every level.
The collection of four-bedroom residences will feature direct elevator access, ceilings up to 12 feet high, natural finishes like hardwood and honed marble, and private terraces. The top-floor penthouse comes with a private parking space, one of only three in the building; residential amenities are to include an attended lobby, a fitness center with state-of-the-art cardio and strength equipment, and a spa suite with sauna, steam room, and experiential shower.
175 East 82nd Street, Yorkville
Developed by Douglaston Development
Design by CetraRuddy
39 stories | 478 feet
73 condos
Developed by Douglaston Development
Design by CetraRuddy
39 stories | 478 feet
73 condos
Axonometric diagram of 175 East 82nd Street (NYC Department of Buildings)
175 East 82nd Street topped out construction earlier this year, and a red brick facade is on the way up. There will be no more than four apartments per floor, with duplexes on the uppermost levels. A high-floor amenity suite will include a fitness center, an indoor pool, a sauna, a children's playroom, a media room, and a lounge with terrace access. Additional conveniences will include a mail room, private storage, bike storage, and on-site parking.
171 East 86th Street, Yorkville
Developed by ZD Jasper Realty
Design by Archimaera Architecture
17 stories | 100 feet
24 two- to five-bedroom condos
Asking prices: $2.5M - $18M
Developed by ZD Jasper Realty
Design by Archimaera Architecture
17 stories | 100 feet
24 two- to five-bedroom condos
Asking prices: $2.5M - $18M
Rendering of 171 East 86th Street (Archimaera Architecture)
171 East 86th Street has risen on the former site of a low-rise commercial building whose tenants included Papaya King, the hot dog restaurant that the late Anthony Bourdain described as "one shining light, one temple of cuisine" on the Upper East Side. Its high-rise replacement is distinguished by a grid-like facade with deep loggias, not unlike The Park Loggia near Lincoln Center.
There will be no more than two apartments per floor, and the uppermost levels will be occupied by five floor-through penthouses and a duplex penthouse. Column-free interiors will allow for abundant natural light, and the vast majority of apartments will have private balconies or terraces. Amenities will include an attended lobby, a package room, a bike room, a fitness center with yoga room and steam room, a golf simulator, a children's playroom, a music room, a screening room, and two residents' lounges.
New development listings
The Strathmore, #29A (Corcoran Sunshine Marketing Group)
720 West End Avenue, #10F
$2,750,000
Riverside Dr./West End Ave. | Condominium | 2 Bedrooms, 2.5 Baths | 1,479 ft2
720 West End Avenue, #10F (Corcoran Sunshine Marketing Group)
Claremont Hall, #31C
$3,975,000
Morningside Heights | Condominium | 3 Bedrooms, 2.5 Baths | 1,663 ft2
Claremont Hall, #31C (Corcoran Sunshine Marketing Group)
420 East 75th Street, #2 (Corcoran Group)
The Westly, #11B
$4,925,000
Riverside Dr./West End Ave. | Condominium | 3 Bedrooms, 2.5 Baths | 2,122 ft2
The Westly, #11B (Compass)
The Harper, #PHB (CORE Group Marketing LLC)
1289 Lexington Avenue, #17A
$9,000,000
Carnegie Hill | Condominium | 5 Bedrooms, 5.5 Baths | 3,609 ft2
1289 Lexington Avenue, #17A (Brown Harris Stevens Residential Sales LLC)
Charlotte of the Upper West Side, #GARDEN
$9,950,000 (-17%)
Broadway Corridor | Condominium | 4 Bedrooms, 4.5 Baths | 3,570 ft2
Charlotte of the Upper West Side, #GARDEN (CORE Group Marketing LLC)
The Giorgio Armani Residences, #6B
$9,950,000
Park/Fifth Ave. to 79th St. | Condominium | 2 Bedrooms, 2.5 Baths | 2,005 ft2
The Giorgio Armani Residences, #6B (Douglas Elliman Real Estate)
140 West 81st Street, #PH
$9,995,000
Broadway Corridor | Condominium | 4 Bedrooms, 4.5 Baths | 4,025 ft2
140 West 81st Street, #PH (Modlin Group LLC)
Park Millennium, #28DEF (Compass)
The 74, #27 (Douglas Elliman Real Estate)
200 East 75th Street, #PH1 (Compass)
1122 Madison Avenue, #14NORTH
$21,175,000
Carnegie Hill | Condominium | 5 Bedrooms, 4.5 Baths | 3,809 ft2
1122 Madison Avenue, #14NORTH (Corcoran Sunshine Marketing Group)
255 East 77th Street, #PHA (Compass)
200 Amsterdam, #PH2
$31,000,000 (-11.4%)
Lincoln Center | Condominium | 4 Bedrooms, 4.5 Baths | 6,347 ft2
200 Amsterdam, #PH2 (Serhant)
50 West 66th Street, #58N
$36,500,000
Central Park West | Condominium | 4 Bedrooms, 5 Baths | 4,878 ft2
50 West 66th Street, #58N (Douglas Elliman Real Estate)
Would you like to tour any of these properties?
Just complete the info below.
Or call us at (212) 755-5544
Would you like to tour any of these properties?
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