---
title: "25 East 86th Street #2E, New York City, NY 10028"
description: "25 East 86th Street #2E, New York City, NY 10028 — Carnegie Hill, New York City, NY. Listing Price $2,100,000. In contract 6/1/2026. 2 bed, 2 bath Illustrative Buyer Commission Share of $31,500 at closing, based on a 3% buyer-broker commission."
url: "https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10028/25-east-86th-street-e-2E-ny-10028"
source: "Real Estate Rebate Team"
status: "Pending"
---

# 25 East 86th Street #2E, New York City, NY 10028

Carnegie Hill, New York City, NY

Courtesy of Sothebys International Realty

## At a Glance

- **Listing Price**: $2,100,000
- **Status**: In contract 6/1/2026
  In Contract/Lease Signed indicates an offer has been made and accepted by the seller/landlord, with the deal pending completion.
- **Beds**: 2
- **Baths**: 2
- **Common Charges**: $3,140 / mo
- **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**: $2,100,000
- **Illustrative Buyer Commission Share**: -$31,500*
- **Illustrative Net Cost**: $2,068,500

*Illustrative Buyer Savings of $31,500 — 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)

![25 East 86th Street #2E, New York City, NY 10028 — photo 1 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/3503ae79-00d5-4fcd-9049-a4b36596b00e.jpg)
![25 East 86th Street #2E, New York City, NY 10028 — photo 2 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/de54e432-4b5c-47c2-b0b2-a99250470cf3.jpg)
![25 East 86th Street #2E, New York City, NY 10028 — photo 3 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/7bf05cda-dfdf-406e-aae9-c07cd57cc9bd.jpg)
![25 East 86th Street #2E, New York City, NY 10028 — photo 4 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/2f4e9614-56ee-44f4-aaa5-104ca38100cd.jpg)
![25 East 86th Street #2E, New York City, NY 10028 — photo 5 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/8c403446-ae48-4478-8e25-9cfb759ad716.jpg)
![25 East 86th Street #2E, New York City, NY 10028 — photo 6 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/43c81ac2-5647-4f97-abfb-59887cba9afe.jpg)
![25 East 86th Street #2E, New York City, NY 10028 — photo 7 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/7f3f1be8-efa8-416f-b1a3-c1c026313ebe.jpg)
![25 East 86th Street #2E, New York City, NY 10028 — photo 8 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/b2ec142c-db0a-4ba4-bf20-ac84dc9c1c6d.jpg)
![25 East 86th Street #2E, New York City, NY 10028 — photo 9 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/e9dbd0ac-4fe4-4625-93f3-0edb005bbb3f.jpg)
![25 East 86th Street #2E, New York City, NY 10028 — photo 10 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/fa00e088-4e31-44c5-8862-cc7cf4b9b1aa.jpg)

## Property Overview

Elegant Classic Five residence off 5th Ave on 86th Street
25 East 86th Street 2E

This elegant and spacious Classic Five residence is ideally situated in one of Carnegie Hill’s premier white-glove prewar cooperatives. The gracious layout offers a seamless flow, with beautifully restored rooms that highlight the apartment’s timeless character.

A working fireplace in the inviting living room, complemented by refinished original herringbone hardwood floors, high ceilings, and rich prewar details. Tree top views and soft natural light enhance the space throughout the day.

Both bedrooms are generously proportioned, offering comfort and flexibility. The two bathrooms have been thoughtfully renovated, preserving the home’s classic charm while incorporating modern finishes. A white windowed kitchen and large dining room completes the residence.

Built in 1926, 25 East 86th Street features a grand vaulted lobby with a full time doorman and concierge service. This 16 story cooperative comprises 103 residences and offers a distinguished living experience.

Perfectly positioned between Fifth and Madison Avenues, just moments from Central Park and the refined boutiques of Madison Avenue, this is Carnegie Hill living at its best.

Asking: $2,100,000.; Maintenance: $3,139.
Financing: 50%, Flip tax: 2%
Pets allowed and pied a terre allowed with board approval.

## Property Details

- **Property Type**: Co-op
- **Beds**: 2
- **Baths**: 2
- **Rooms**: 5
- **Stories**: 15
- **Year Built**: 1926
- **Common Charges**: $3,140 / Monthly
- **Listed On**: May 4, 2026
- **Days on Market**: 136 Days

### Residence Features

- Common On Floor
- Entrance Foyer
- Elevator
- High Ceilings
- Storage
- Hardwood

## Estimated Monthly Payment

**$13,759 / month**, assuming a 20% down payment ($420,000), a 6.5% interest rate and a 30-year term. The page's calculator lets a buyer change all three.

- **Principal & Interest**: $10,619
- **Common Charges**: $3,140

Estimates only. Actual payments may vary. Confirm terms with your lender.

## Sales and market data

### Recent sales

19 apartments at 25 East 86th Street have recorded sales since September 2021, the most recent for $1,950,000 in July 2026. Prices are the figures recorded with the City, not asking prices.

| Unit | Beds | Sq Ft | Sold Price | $/ft² | Sold | Source |
| --- | --- | --- | --- | --- | --- | --- |
| [9G](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10028/25-east-86th-street-g-9G-ny-10028) (Apartment) | 2 | 1,500 | $1,950,000 | $1,300/ft² | July 17, 2026 | MLS |
| 4B (Apartment) | 3 | — | $4,175,000 | — | March 18, 2026 | City record · MLS |
| 1CD (Apartment) | 4 | 2,475 | $2,375,000 | $960/ft² | August 26, 2025 | City record · MLS |
| 3C (Apartment) | 3 | — | $2,750,000 | — | July 14, 2025 | City record · MLS |
| 6E (Apartment) | 2 | 1,590 | $1,450,000 | $912/ft² | June 4, 2025 | City record · MLS |
| 13B (Apartment) | — | — | $988,000 | — | February 25, 2025 | City record |
| 13B (Apartment) | — | — | $1,612,000 | — | February 25, 2025 | City record |
| 4C (Apartment) | 3 | 2,000 | $2,060,000 | $1,030/ft² | January 9, 2025 | City record · MLS |
| 3B (Apartment) | 3 | — | $2,925,000 | — | November 8, 2024 | City record · MLS |
| 5G (Apartment) | 2 | — | $1,700,000 | — | October 16, 2024 | City record · MLS |
| 9E (Apartment) | 2 | 1,500 | $2,005,000 | $1,337/ft² | July 12, 2024 | City record · MLS |
| 14A (Apartment) | 2 | — | $3,150,000 | — | March 28, 2024 | City record · MLS |
| 3-A (Apartment) | 3 | — | $2,200,000 | — | September 26, 2023 | City record · MLS |
| 3E (Apartment) | — | — | $2,350,000 | — | August 21, 2023 | City record |
| 3C (Apartment) | 2 | — | $2,775,000 | — | March 31, 2022 | City record · MLS |
| 5-D (Apartment) | 3 | — | $3,400,000 | — | March 2, 2022 | City record · MLS |
| 7F (Apartment) | — | — | $1,800,000 | — | February 1, 2022 | City record |
| 6A (Apartment) | 2 | — | $2,450,000 | — | January 27, 2022 | City record · MLS |
| PHB (Apartment) | — | — | $3,075,000 | — | December 30, 2021 | City record |

Every row is a recorded transaction, including ancillary spaces such as storage and staff rooms where they were sold separately. Those are excluded from the benchmark below.

### How this price compares

- **This home**: $2,100,000
- **Median sold price**: $2,227,500
- **Difference**: -$127,500 (-5.7%)
- **Comparable sales**: 6
- **Sales from**: January 2022 – June 2025
- **Middle half of those sales**: $1,776,250 – $2,693,750

Based on two-bedroom sales at 25 East 86th Street.

Square footage is recorded for only 2 of these 6 sales (33%), so no price per square foot is shown for this group. Co-op sales rarely carry a floor area, and a figure drawn from a handful of them would not describe the rest.

### How these sales were negotiated

- **Sale-to-list price**: 92.7% (6 sales)
- **Sold below asking**: 67% (6 sales)
- **Typical time to find a buyer**: 112 days (6 sales)
- **Typical time to close**: 122 days (6 sales)

Based on two-bedroom sales at 25 East 86th Street with the required listing and closing data. Sample sizes vary by metric.

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.

### Price trend

Median sale price, co-op two-bedroom sales in Carnegie Hill

| Year | Median sold price | Sales |
| --- | --- | --- |
| 2017 | $1,650,000 | 29 |
| 2018 | $1,550,000 | 32 |
| 2019 | $1,850,000 | 27 |
| 2020 | $1,367,250 | 18 |
| 2021 | $1,700,000 | 47 |
| 2022 | $1,725,000 | 34 |
| 2023 | $1,437,500 | 24 |
| 2024 | $1,712,500 | 31 |
| 2025 | $1,525,000 | 42 |
| 2026 YTD | $2,000,000 | 21 |

Based on recorded co-op two-bedroom sales in Carnegie Hill. 2026 is year-to-date.

Sales data through July 2026.

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 25 East 86th Street](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/25-east-86th-street)

## Price and Property History for 25 East 86th Street, Unit 2E

Review the recorded listing activity for 25 East 86th Street, Unit 2E, including asking-price changes and prior market dates.

| Date | Price | Listing event |
| --- | --- | --- |
| June 1, 2026 | $2,100,000 | Listing removed from the market |
| June 1, 2026 | $2,100,000 | Entered contract |
| April 30, 2026 | $2,100,000 | Listed for sale by Sothebys International Realty |

## Property Taxes

This apartment is part of a co-op that is taxed as one lot shared across 102 apartments. The corporation’s 2026 property tax bill was $4,230,489 for the whole building. Shareholders cover it through their monthly maintenance rather than a separate bill for this unit.

[See the full property tax history for 25 East 86th Street](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/25-east-86th-street)

[How we source and calculate NYC property tax data](https://realestaterebatesnewyork.com/nyc-property-tax-data-methodology)

## About The Building

### 25 East 86th Street

Carnegie Hill · Stock Cooperative

25 East 86th Street, New York, NY 10028

A building in Carnegie Hill, currently featuring 0 active listings.

- **Year Built**: 1926
- **Active Units**: 0
- **Floors**: 15

[View the building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/25-east-86th-street)

### Available Residences — For Sale (1)

| Unit | Beds | Baths | Size | Price / Ft² | Price | Listing Office | Listed Date | Days on Market |
| --- | --- | --- | --- | --- | --- | --- | --- | --- |
| [2E](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10028/25-east-86th-street-e-2E-ny-10028) | 2 | 2 | — | — | $2,100,000 — In contract | Sothebys International Realty | May 4, 2026 | 136 days |

### Recently Sold (1)

| Unit | Beds | Baths | Size | Price / Ft² | Sold Price | Listing Office | Listed Date | Sold Date |
| --- | --- | --- | --- | --- | --- | --- | --- | --- |
| [9G](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10028/25-east-86th-street-g-9G-ny-10028) | 2 | 2 | 1,500 sqft | $1,300 | $1,950,000 | Sothebys International Realty | Feb 27, 2026 | Jul 17, 2026 |

## Potential NYC Second-Home Tax

This property may be subject to New York City’s non-primary residence surcharge if it is not used as a qualifying primary residence. The surcharge is based on the NYC Department of Finance market value, not the listing price.

[Estimate the Potential Surcharge](https://realestaterebatesnewyork.com/calculators/nyc-second-home-tax-calculator)

## Carnegie Hill

Overview of Carnegie Hill

[Explore Carnegie Hill](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/carnegie-hill) · [All Neighborhoods](https://realestaterebatesnewyork.com/neighborhoods)

### Nearby Carnegie Hill

- [Central Park real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/central-park)
- [Roosevelt Island real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/roosevelt-island)
- [Upper West Side real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/upper-west-side)
- [Midtown real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/midtown)
- [Theater District real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/theater-district)
- [East Harlem real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/east-harlem)

## Related Links

- [25 East 86th Street — building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/25-east-86th-street)
- [Carnegie Hill neighborhood guide](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/carnegie-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.