--- title: "117 East 70th Street, New York City, NY 10021" description: "117 East 70th Street, New York City, NY 10021 — Single Family House in Lenox Hill, Manhattan, NY. Listing Price $40,000,000. 19 bed, 10 bath Illustrative Buyer Commission Share of $600,000 at closing, based on a 3% buyer-broker commission." url: "https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10021/117-east-70th-street-ny-10021" source: "Real Estate Rebate Team" status: "Active" --- # 117 East 70th Street, New York City, NY 10021 Single Family House in Lenox Hill, Manhattan, NY Courtesy of Brown Harris Stevens Residential Sales LLC ## At a Glance - **Listing Price**: $40,000,000 - **Beds**: 19 - **Total Baths**: 10 - **Brokerage Fee**: Share Eligible ## The Private Brokerage Advantage As an independent luxury buyer representative, Régis shares 50% of the buyer-side commission he actually receives on your purchase. Eligible buyers receive that Buyer Commission Share directly at closing to offset closing costs, down payments, or renovations. The figures below are illustrative, based on a **3% buyer-broker commission**; your share follows the commission offered on the transaction. - **Contract Purchase Price**: $40,000,000 - **Illustrative Buyer Commission Share**: -$600,000* - **Illustrative Net Cost**: $39,400,000 *Illustrative Buyer Savings of $600,000 — 50% of a 3% buyer-broker commission, shared at closing.* [Request a private tour](https://realestaterebatesnewyork.com/contact) · [Estimate your Buyer Commission Share](https://realestaterebatesnewyork.com/calculators/buyer-closing-cost-calculator) ## Photos (10) ![117 East 70th Street, New York City, NY 10021 — photo 1 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/5f78cd9f-b0c0-4128-8123-dd06091420d0.jpg) ![117 East 70th Street, New York City, NY 10021 — photo 2 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/54e4bfa6-7297-49b1-a2f9-9f584112de13.jpg) ![117 East 70th Street, New York City, NY 10021 — photo 3 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/22590003-7a27-475f-86e4-a3d75573784a.jpg) ![117 East 70th Street, New York City, NY 10021 — photo 4 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/e204a8b5-a927-47ca-8eb6-71aa6c45188b.jpg) ![117 East 70th Street, New York City, NY 10021 — photo 5 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/f935d0f0-06fa-4e09-88f1-ac91e54458c8.jpg) ![117 East 70th Street, New York City, NY 10021 — photo 6 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/83d229f4-2890-4361-8f9a-1b93bbb9500a.jpg) ![117 East 70th Street, New York City, NY 10021 — photo 7 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/09412913-819d-43a1-abf7-01822e30da90.jpg) ![117 East 70th Street, New York City, NY 10021 — photo 8 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/74acd813-e777-4568-a3cf-a99d54f1d4c7.jpg) ![117 East 70th Street, New York City, NY 10021 — photo 9 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/fb6b2b35-78d6-4778-b20b-bfa157b0114b.jpg) ![117 East 70th Street, New York City, NY 10021 — photo 10 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/ebda19bf-2807-4313-be3f-efb5dfbec780.jpg) ## Property Overview THE GILDED AGE The era of great house building in New York lasted approximately 50 years, beginning with the opening of the Vanderbilt House in 1882 and theoretically ending in the first years after the Great Depression. The inherent concepts behind these buildings, however, extended far longer. This was due to the fact that practically all the major architects of New York attended the L'École des Beaux-Arts in Paris, where they learned how to reproduce the various architectural styles of Europe. A MASTERPIECE FROM THE GILDED AGE This extraordinary 30' wide mansion contains a total of 8 levels - 6 above grade, and 2 levels below grade - with interiors spanning over 16,000 square feet and four well positioned outdoor spaces comprising an additional 2,000 exterior square feet. It was designed with a rare two elevators, 30 rooms, 9 wood-burning fireplaces each with an exquisite original mantelpiece, 19 bedrooms, 8 full baths and 2 half baths. Benefiting from the concepts of The Gilded Age, it also embodied new modern elements. The facade is virtually unaltered since its completion in 1932, and has been in the same ownership for over half a century. THE LIVINGSTON LEGACY In 1686, Robert Livingston the Elder received a 160,000-acre tract of land, under King George I, that in 1715 became Livingston Manor in what is present day Columbia County in New York state. Descended directly from Robert Livingston on his mother's side, John Livingston Redmond, who built this mansion, graduated from Harvard in 1911 with a degree in architecture, yet he devoted his life to charitable causes. BEST BLOCK FOR LIGHT For his New York residence, John Livingston Redmond chose the north side of E. 70th St. between Park and Lexington Avenues because he recognized the great benefit created by two owners in 1859, who dominated development on the block and stipulated that all future construction on the north side would be set back a full 10', "forever free, and unoccupied." This additional space results in light pouring into the mansions on the north side of the street. NO OTHER BLOCK ON THE UPPER EAST SIDE HAS THIS UNIQUE FEATURE As early as 1939, Fortune Magazine called it "probably New York City's most beautiful residential block", a reputation that has persisted to the present day. Extraordinary architects congregated on this block so that Paul Goldberger in his book, NEW YORK: The City Observed, described it as "having a perfect balance between individuality and overall order." This exquisite streetscape also gave the block unusual value-many feel comparable to the blocks from Fifth to Madison. BUILDING THE MANSION Jonathan Livingston Redmond engaged Frederick Rhinelander King, also a graduate of Lecole des Beaux-Arts, who worked carefully to adapt what he learned there to an American sensibility. If the Romans perfected the arch, this architect brought the arch indoors and employed it as a major theme. Arches help create dramatic, light filled spaces that evoke classical grandeur while gracefully connecting rooms. THE MANSION On the Entry level, the entry is 12'6" moving through an arch to a gallery of 13'10" with rooms north and south, each with ceiling heights of 13'10" and a massive staircase ascending to the parlor level. The north room is the original formal dining room, with an oval shape that contains 3 windows of 11'6". The south formal sitting room has windows of 8'2" and ceiling heights of 12'6". On the Parlor level, the ceilings reach 14'6" with arches entering each room. The living room has 3 tall windows at 13' in height and a ceiling of 14'6". The library also has 14'6" ceilings and 2 French door windows that open to a terrace over 27' long and more than 8' wide, a unique feature on the entertaining level of a mansion. The Third floor, or primary bedroom more rooms and 3 bathrooms. The Fourth floor has 4 family bedrooms, three with wood burning fireplaces, and 3 bathrooms, and a living room. The Fifth floor has 5 children's bedrooms with a split full bathroom and a potential large terrace of approximately 20'x30'. The Sixth floor has 5 staff rooms with a split full bathroom. The windowed Garden level has a separate entrance to east 70th street, an informal dining room, a 22'10"x15'10" chef's kitchen with a pantry, and a door to the 28'x10' garden. The Basement contains mechanicals and storage with a window at the north end. The Roof level is open and unencumbered facilitating the creation of a private terrace. A RARE ACHIEVEMENT "A building's details, materials, and social spaces should reflect their time, but they should also transcend it." - Robert A. M. Stern Sculpted in travertine, soaked in sunlight, with arches that seem to reach ever upward, nothing compares to this mansion descending from the Gilded Age yet overlaced with modern concepts of comfort and beauty. ## Property Details - **Property Type**: Single Family Residence - **Beds**: 19 - **Total Baths**: 10 - **Rooms**: 30 - **Stories**: 8 - **Year Built**: 1931 - **Listed On**: Mar 9, 2026 - **Days on Market**: 187 Days ### Residence Features - Building Other - Garden - Private Outdoor Space Over 60 Sqft - Smoke Free ## Sales Evidence ### How this price compares The median closed price for comparable house sales in Lenox Hill is $13,900,000, based on 38 sales between October 2021 and August 2026. This home is asking $40,000,000, $26,100,000 above that median. The middle half of those sales closed between $7,537,500 and $20,115,000. - **Median closed price**: $13,900,000 - **Middle half**: $7,537,500 – $20,115,000 - **Based on**: 38 house sales in Lenox Hill - **Period**: October 2021 – August 2026 - **Median $/ft²**: $1,529/ft² Across the 36 of these sales with a published asking price, the median closed at 89% of what it originally asked. 86% of them closed below the original ask. A house is not part of a building of comparable apartments, so this benchmark is drawn from house sales across Lenox Hill. Apartment sales are excluded from it entirely. ### How these sales were negotiated - **Sold vs original ask**: 89% of the original ask - **Closed below ask**: 86% of 36 sales - **Listed → in contract**: 244 days (about 35 weeks) - **In contract → closed**: 47 days (about 7 weeks) Across the 36 of these sales with a published asking price, the median closed at 89% of what it originally asked. 86% of them closed below the original ask. Half of these homes were in contract within 244 days (about 35 weeks) of coming to market, based on the 36 with a recorded listing date. Once a deal was agreed, closing took a further 47 days (about 7 weeks), based on the 36 with both dates recorded. These are two separate periods measured on different clocks — time to find a buyer, and time from agreed deal to closing. They are medians of different sets of sales and do not add together into a single "days on market" figure. Based on 38 house sales in Lenox Hill, October 2021 – August 2026. Each figure counts only the sales that recorded the dates it needs, which is why the denominators differ. Sale prices are the consideration recorded with the City in ACRIS, and each sale is dated by the day the City recorded it. A closing date reported to the MLS typically falls one to two weeks earlier. Recorded sales describe what has already happened and are not an appraisal, a valuation, or an estimate of what this home will sell for. [See every recorded sale at 117 East 70TH Street](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/117-east-70th-street) ## Price and Property History for 117 East 70TH Street Review the recorded listing activity for 117 East 70TH Street, including asking-price changes and prior market dates. - **Latest price change**: Reduced by $6,000,000, or 13%, on May 15, 2026 - **Originally listed**: March 9, 2026 at $46,000,000 - **Current asking price**: $40,000,000 | Date | Price | Listing event | | --- | --- | --- | | May 15, 2026 | $40,000,000 | Asking price reduced by $6,000,000, or 13% | | March 9, 2026 | $46,000,000 | Listed for sale by Brown Harris Stevens Residential Sales LLC | ## Property Tax History Taxes at 117 East 70th Street were $0 in 2026. | Year | Tax Assessment | Land | Additions | Billable Value | Property Tax | Tax Rate | | --- | --- | --- | --- | --- | --- | --- | | 2026 (FY 2026/27) | $3,057,300 | $1,413,000 | $1,644,300 | $3,057,300 | $0 | 10.762% (estimated) | | 2025 (FY 2025/26) | $2,983,500 | $1,413,000 | $1,570,500 | $2,983,500 | $0 | 10.762% (estimated) | | 2024 (FY 2024/25) | $2,939,850 | $1,413,000 | $1,526,850 | $2,939,850 | $0 | 10.762% | | 2023 (FY 2023/24) | $2,880,450 | $1,413,000 | $1,467,450 | $2,880,450 | $0 | 10.592% | | 2022 (FY 2022/23) | $2,715,750 | $1,413,000 | $1,302,750 | $2,715,750 | $0 | 10.646% | | 2021 (FY 2021/22) | $2,491,200 | $1,413,000 | $1,078,200 | $2,491,200 | $0 | 10.755% | | 2020 (FY 2020/21) | $3,069,000 | $1,413,000 | $1,656,000 | $3,069,000 | $0 | 10.694% | | 2019 (FY 2019/20) | $2,978,550 | $1,413,000 | $1,565,550 | $2,704,680 | $0 | 10.537% | | 2018 (FY 2018/19) | $2,862,000 | $1,413,000 | $1,449,000 | $2,580,030 | $0 | 10.514% | | 2017 (FY 2017/18) | $2,695,500 | $1,413,000 | $1,282,500 | $2,443,770 | $0 | 10.514% | | 2016 (FY 2016/17) | $2,561,400 | $1,413,000 | $1,148,400 | $2,316,240 | $0 | 10.574% | | 2015 (FY 2015/16) | $2,425,950 | $1,413,000 | $1,012,950 | $2,215,530 | $0 | 10.656% | | 2014 (FY 2014/15) | $2,355,300 | $1,413,000 | $942,300 | $2,129,940 | $0 | 10.684% | | 2013 (FY 2013/14) | $2,180,700 | $1,413,000 | $767,700 | $2,039,580 | $0 | 10.323% | | 2012 (FY 2012/13) | $2,057,850 | $1,472,850 | $585,000 | $1,973,340 | $0 | 10.288% | | 2011 (FY 2011/12) | $2,057,850 | $1,472,850 | $585,000 | $1,892,070 | $0 | 10.152% | | 2010 (FY 2010/11) | $1,998,000 | $1,413,000 | $585,000 | $1,787,400 | $0 | 10.312% | The City has not published the official FY2026/27 and FY2025/26 tax rates yet. We calculated the tax for those years using the prior year’s rate, so treat them as an estimate rather than a figure the City has adopted. Every rate without the Estimated marker is the published one. Tax Assessment is the assessed value on the City’s roll, and it is the figure other listing sites publish. It is not what the bill is calculated on. New York phases assessment changes in gradually for some tax classes, so the City bills the Billable Value shown beside it, less any exemption the owner holds. It usually trails the assessment, and it can sit above it for a few years after an assessment falls. Figures are the New York City Department of Finance assessment roll for tax lot 1014050009. Assessed and billable values are determined by the City for tax purposes and are not an appraisal or an estimate of market value. Tax classes and rates are set annually and can change. [How we source and calculate NYC property tax data](https://realestaterebatesnewyork.com/nyc-property-tax-data-methodology) ## About The Building ### 117 East 70th Street 117 East 70th Street, New York, NY 10021 A Townhouse in the neighborhood built in 1931. - **Year Built**: 1931 - **Total Units**: 1 - **Floors**: 8 [View the building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/117-east-70th-street) ### Available Residences — For Sale (1) | Unit | Beds | Baths | Size | Price / Ft² | Price | Listing Office | Listed Date | Days on Market | | --- | --- | --- | --- | --- | --- | --- | --- | --- | | [N/A](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10021/117-east-70th-street-ny-10021) | 19 | 9 | — | — | $40,000,000 (-13.0%) | Brown Harris Stevens Residential Sales LLC | Mar 9, 2026 | 187 days | ## Estimated Monthly Payment **$202,262 / month**, assuming a 20% down payment ($8,000,000), a 6.5% interest rate and a 30-year term. The page's calculator lets a buyer change all three. - **Principal & Interest**: $202,262 Estimates only. Actual payments may vary. Confirm terms with your lender. ## Lenox Hill Overview of Lenox Hill [Explore Lenox Hill](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/lenox-hill) · [All Neighborhoods](https://realestaterebatesnewyork.com/neighborhoods) ### Nearby Lenox Hill - [Inwood real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/inwood) ## Related Links - [117 East 70TH Street — building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/117-east-70th-street) - [Lenox Hill neighborhood guide](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/lenox-hill) - [Estimate your Buyer Commission Share and closing costs](https://realestaterebatesnewyork.com/calculators/buyer-closing-cost-calculator) - [Contact Régis Roumila](https://realestaterebatesnewyork.com/contact) --- > RLS IDX Data display by Real Estate Rebate Team. This information is not verified for authenticity or accuracy and is not guaranteed and may not reflect all real estate activity in the market. ©2026 The Real Estate Board of New York, Inc., All rights reserved. IDX information is provided exclusively for consumers’ personal, non-commercial use and it may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. > All information furnished regarding property for sale, rental or financing is from sources deemed reliable, but no warranty or representation is made as to the accuracy thereof and same is submitted subject to errors, omissions, change of price, rental or other conditions, prior sale, lease or financing or withdrawal without notice. All dimensions are approximate. For exact dimensions, you must hire your own architect or engineer and the number of bedrooms listed is for informational purposes and is not a legal conclusion. Please consult with your own architect or engineer for exact dimensions and legal specifications.