--- title: "304 East 65th Street #21A, New York City, NY 10065" description: "304 East 65th Street #21A, New York City, NY 10065 — Upper East Side, New York City, NY. Listing Price $2,150,000. Price Reduced: Reduced $150,000 (6.5%) from $2,300,000 on September 9, 2026. 3 bed, 2 bath, 1,541 sqft Illustrative Buyer Commission Share of $32,250 at closing, based on a 3% buyer-broker commission." url: "https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10065/304-east-65th-street-a-21A-ny-10065" source: "Real Estate Rebate Team" dateModified: "2026-09-09T18:10:37.385Z" status: "Active" --- # 304 East 65th Street #21A, New York City, NY 10065 Upper East Side, New York City, NY Courtesy of Howard Hanna NYC Last updated: September 9, 2026, 2:10 PM ## At a Glance - **Listing Price**: $2,150,000 - **Price Reduced**: Reduced $150,000 (6.5%) from $2,300,000 on September 9, 2026 - **Beds**: 3 - **Baths**: 2 - **Sqft**: 1,541 - **Common Charges**: $2,948 / mo - **Monthly Taxes**: $2,737 / mo - **Price per Sqft**: $1,395 - **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**: $2,150,000 - **Illustrative Buyer Commission Share**: -$32,250* - **Illustrative Net Cost**: $2,117,750 *Illustrative Buyer Savings of $32,250 — 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 (8) ![304 East 65th Street #21A, New York City, NY 10065 — photo 1 of 8](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/8a27d26e-35de-4e7f-aa85-1d9404657e41.jpg) ![304 East 65th Street #21A, New York City, NY 10065 — photo 2 of 8](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/67e3a936-c69c-4843-b47c-24444d5a458a.jpg) ![304 East 65th Street #21A, New York City, NY 10065 — photo 3 of 8](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/5bc8fd98-b7cd-4598-a696-6241aea3f879.jpg) ![304 East 65th Street #21A, New York City, NY 10065 — photo 4 of 8](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/b98a9822-d574-4cb4-8a63-a75c22da24c3.jpg) ![304 East 65th Street #21A, New York City, NY 10065 — photo 5 of 8](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/22750a23-7282-4958-8547-900f5ac486ce.jpg) ![304 East 65th Street #21A, New York City, NY 10065 — photo 6 of 8](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/f40834f6-f07b-4d90-aeee-0ee235bcf92b.jpg) ![304 East 65th Street #21A, New York City, NY 10065 — photo 7 of 8](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/6be5ea77-87fe-4344-8fb9-3c0580a639ec.jpg) ![304 East 65th Street #21A, New York City, NY 10065 — photo 8 of 8](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/9047cf3e-3c13-455c-8b73-e94e5c2218ba.jpg) ## Property Overview Perched high above the rooftops of the East 60s, Residence 21A is a truly one-of-a-kind home, enveloped by expansive terraces and framed by breathtaking open skyline views to the east, north, and west. Sunlight pours into the residence throughout the day, from the first light of sunrise to the glow of sunset, creating a warm and inviting atmosphere rarely found in city living. Currently configured as a gracious two-bedroom residence with separate living and dining rooms, as well as a dedicated full-size laundry room, the home's unique double-corner layout offers exceptional flexibility. Whether maintained in its current form or reimagined as a three-bedroom residence, the floor plan can easily adapt to a variety of lifestyles and needs. Beyond its remarkable privacy and tranquility, this home showcases a timeless level of craftsmanship, with thoughtful design and custom finishes evident in every room. The chef's kitchen is both elegant and highly functional, featuring granite countertops, sleek stainless-steel cabinetry, a Capital five-burner range with convection oven, a garbage disposal, and premium Sub-Zero and Miele appliances. The primary bath serves as a private retreat, beautifully finished in Porcelanosa Kathmandu stone and appointed with a deep soaking Jacuzzi tub, a Thermasol steam shower, integrated sound and video, and an expansive slate vanity. The secondary bath is equally distinctive, wrapped in polished steel penny tile and complemented by a black Caesarstone countertop and a shower with a fold-down teak seat. A fully outfitted laundry room with Miele washer and dryer, along with custom stainless steel shelving, adds convenience without sacrificing style. Life at The Rio Condominium and Spa offers a level of service and amenities more akin to a boutique hotel than a traditional condominium. Residents enjoy the benefits of a full-service building with a 24-hour doorman, live-in superintendent, and full-time porters. The building's exceptional spa facilities include a fitness center, heated swimming pool, hot tub, steam room, and sauna. A beautifully landscaped rooftop terrace provides panoramic city views, while private storage adds further convenience. The Rio is pet-friendly, welcomes pied-à-terre ownership, and permits corporate and foreign purchasers. Ideally situated near transportation, shopping, dining, and some of the city's leading hospitals, Residence 21A offers an extraordinary opportunity to enjoy luxury living in one of Manhattan's most desirable neighborhoods. ## Property Details - **Property Type**: Condominium - **Beds**: 3 - **Baths**: 2 - **Rooms**: 7 - **Sqft**: 1,541 sqft - **Year Built**: 1987 - **Price per Sqft**: $1,395 - **Common Charges**: $2,948 / Monthly - **Monthly Taxes**: $2,737 / mo - **Listed On**: Jun 25, 2026 - **Days on Market**: 83 Days ### Residence Features - In Unit - Balcony - Private Outdoor Space Under 60 Sqft - Dryer - Dishwasher - Washer ## Sales Evidence ### How this price compares The median closed price for comparable condo three-bedroom sales in Upper East Side is $3,400,000, based on 51 sales between September 2024 and June 2026. This home is asking $2,150,000, $1,250,000 below that median. The middle half of those sales closed between $2,775,000 and $3,925,000. - **Median closed price**: $3,400,000 - **Middle half**: $2,775,000 – $3,925,000 - **Based on**: 51 condo three-bedroom sales in Upper East Side - **Period**: September 2024 – June 2026 - **Median $/ft²**: $1,853/ft² Across the 40 of these sales with a published asking price, the median closed at 95.6% of what it originally asked. 75% of them closed below the original ask. This building has not had enough comparable sales of its own in the period to support a median, so the benchmark is drawn from Upper East Side instead. ### How these sales were negotiated - **Sold vs original ask**: 95.6% of the original ask - **Closed below ask**: 75% of 40 sales - **Listed → in contract**: 58 days (about 8 weeks) - **In contract → closed**: 67 days (about 10 weeks) Across the 40 of these sales with a published asking price, the median closed at 95.6% of what it originally asked. 75% of them closed below the original ask. Half of these homes were in contract within 58 days (about 8 weeks) of coming to market, based on the 40 with a recorded listing date. Once a deal was agreed, closing took a further 67 days (about 10 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 51 condo three-bedroom sales in Upper East Side, September 2024 – June 2026. Each figure counts only the sales that recorded the dates it needs, which is why the denominators differ. ### Price trend Median sold price for condo and house three-bedroom sales in Upper East Side, 2017 to 2026. The series is held to one bedroom count and one ownership type for the same reason: an unfiltered median tracks which apartments sold, not what they were worth. | Year | Median sold price | Sales | | --- | --- | --- | | 2017 | $5,200,000 | 33 | | 2018 | $3,782,500 | 30 | | 2019 | $2,845,124 | 20 | | 2020 | $2,402,500 | 14 | | 2021 | $2,909,574 | 32 | | 2022 | $4,286,629 | 31 | | 2023 | $5,315,924 | 38 | | 2024 | $2,967,500 | 22 | | 2025 | $3,225,000 | 31 | | 2026 | $5,103,750 | 14 | This building does not have enough sales with a recorded floor area to chart its own price per square foot, which is usual for a co-op. The series above follows comparable homes across Upper East Side instead. 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. ## Price and Property History for 304 East 65th Street, Unit 21A Review the recorded listing activity for 304 East 65th Street, Unit 21A, including asking-price changes and prior market dates. - **Latest price change**: Reduced by $150,000, or 6.5%, on September 9, 2026 - **Originally listed**: June 25, 2026 at $2,300,000 - **Current asking price**: $2,150,000 | Date | Price | Listing event | | --- | --- | --- | | September 9, 2026 | $2,150,000 | Asking price reduced by $150,000, or 6.5% | | June 25, 2026 | $2,300,000 | Listed for sale by Howard Hanna NYC | ## Estimated Monthly Payment **$16,557 / month**, assuming a 20% down payment ($430,000), a 6.5% interest rate and a 30-year term. The page's calculator lets a buyer change all three. - **Principal & Interest**: $10,872 - **Property Taxes**: $2,737 - **Common Charges**: $2,948 Estimates only. Actual payments may vary. Confirm terms with your lender. ## 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) ## Upper East Side Overview of Upper East Side [Explore Upper East Side](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/upper-east-side) · [All Neighborhoods](https://realestaterebatesnewyork.com/neighborhoods) ### Nearby Upper East Side - [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 - [Upper East Side neighborhood guide](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/upper-east-side) - [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.