---
title: "Lenox Hill vs Yorkville: A 22% Gap Inside the UES"
description: "Yorkville closed at $1,325 a foot against Lenox Hill's $1,616, and sold in 42 days against 100. Same neighborhood name."
url: "https://realestaterebatesnewyork.com/guides/lenox-hill-vs-yorkville"
source: "Real Estate Rebate Team"
---

Real Estate Rebate Team


Licensed Broker NY & NJ · License: 10491211335


## The short version


Both of these sell as "the Upper East Side". A buyer sets a search radius, takes the neighborhood-wide price as the benchmark, and never sees that the label covers two quite different markets.

Lenox Hill closed two-bedroom condominiums at $1,616 per interior foot. Yorkville closed them at $1,325. That is a 22 percent spread across twenty blocks, which is almost exactly the gap between Lenox Hill and Chelsea.

The part that surprised me is that the cheaper market is also the faster one.

**Buy in Lenox Hill if** you want the Park and Madison Avenue side of the Upper East Side, the deepest inventory in Manhattan at 451 active listings, and the widest choice of prewar co-op stock at 329 two-bedroom closings. You will pay 22 percent more per interior foot and wait more than twice as long.

**Buy in Yorkville if** you want the same borough postcode for materially less. Yorkville closed two-bedrooms at $1,325 per interior foot against $1,616, and four-bedrooms at $1,489 against $2,406. It is also the tighter market despite being the cheaper one: 42 median days against 100.

Everything below is the evidence for those two sentences. It comes from closed sales rather than from asking prices, held at a fixed bedroom count so the two markets are actually comparable.


- ### Lenox Hill
$1,616 a foot, 100 days159 two-bedroom condominium closings at a median $2,325,000, with 77.7 percent finishing below ask.451 active listings, the deepest live inventory of any submarket in this study.
- ### Yorkville
$1,325 a foot, 42 days51 two-bedroom condominium closings at a median $1,595,000, with 72.3 percent finishing below ask.147 active listings, and the median closing took 97.0 percent of ask against Lenox Hill's 95.7 percent.
- ### The unusual part
The discount does not come with more leverageResultNormally the cheaper market is the softer one. Here Yorkville is 18 percent cheaper per foot and clears in 42 days at a higher percentage of ask. You are not being paid to wait.Lenox Hill's 451 active listings against 147 is where the negotiating room actually sits, and it is the expensive side that has it.

Lenox Hill at $1,616 per interior foot over 100 days against Yorkville at $1,325 over 42 days.

Buying Yorkville because it is cheap and expecting to grind the seller is the wrong plan. Buy it quickly.


This table can be scrolled horizontally.Data table representing Lenox Hill against Yorkville, side by sideMetric
Lenox Hill
Yorkville
Median two-bedroom condominium close
$2,325,000
$1,595,000
Price per interior foot
$1,616
$1,325
Condominium closings in the cohort
159
51
Median two-bedroom co-op close
$1,400,000
$1,275,000
Co-op share of two-bedroom closings
67.4%
68.9%
Median percent of asking price
95.7%
97.0%
Closings below asking price
77.7%
72.3%
Median days on market
100
42
Mansion tax at that median
$29,062
$15,950
Buyer Advantage, up to
$34,875
$23,925
Active listings right now
451
147


Eleven-row table comparing Lenox Hill and Yorkville two-bedroom closings on price, price per foot, co-op share, negotiation, days on market and buyer closing costs.


### Four hundred and fifty-one listings is where the negotiation is

422 East 72nd Street, a 1,470 square foot two-bedroom asking $2,298,000. Listing image courtesy of Douglas Elliman Real Estate through REBNY RLS.

Lenox Hill carries 451 active listings. That is the deepest live inventory of any submarket in this study, more than twice Chelsea's and three times Yorkville's, in a neighborhood running roughly from 60th to 77th Street between the Park and the river.

It shows up in the behaviour. 77.7 percent of two-bedroom condominium closings finished below the asking price at a median 95.7 percent, and the median apartment sat 100 days. That is a market where an offer 6 or 7 percent under ask starts a conversation rather than ending one.

It is also the deepest co-op market on the Upper East Side by volume: 329 two-bedroom co-op closings at a median $1,400,000, against a condominium median of $2,325,000. A Lenox Hill co-op costs less than a Yorkville condominium, which is the arbitrage almost nobody runs.


This table can be scrolled horizontally.Data table representing Price per interior foot, by apartment sizeSize
Lenox Hill
Yorkville
Gap
One bedroom
$1,319
$1,170
12.7%
Two bedroom
$1,616
$1,325
22%
Three bedroom
$1,856
$1,595
16.4%
Four bedroom
$2,406
$1,489
61.6%


Median closed price per interior square foot in Lenox Hill and Yorkville at one, two, three and four bedrooms, with the percentage gap.


### Yorkville is the same postcode for a quarter less

Floor plan of Residence D at The Strathmore, 400 East 84th Street: 1,130 square feet, two bedrooms, asking $1,655,000. Floor plan courtesy of Corcoran Sunshine Marketing Group through REBNY RLS.

Yorkville closed two-bedroom condominiums at $1,325 per interior foot, the second cheapest of the fourteen submarkets in this study, behind only the Financial District. Against Lenox Hill that is 18 percent less per foot, and the median close was $1,595,000 against $2,325,000.

The Second Avenue subway is most of the reason the gap is not larger than it is, and most of the reason it has been closing. What has not changed is the stock: smaller prewar buildings and postwar white brick, with the new condominium supply concentrated on the avenues.

Two practical consequences. The median Yorkville two-bedroom sits comfortably under $2,000,000, so the mansion tax stays at 1 percent rather than stepping to 1.25, and the Buyer Advantage ceiling of 1.5 percent is half again the tax. And at 42 median days you need to be ready: this is not a market where the apartment waits for you.


This table can be scrolled horizontally.Data table representing What the closing table looks like at each medianAt the median in
Purchase price
Mansion tax rate
Mansion tax
Buyer Advantage
Difference
Lenox Hill
$2,325,000
1.25%
$29,062
$34,875
$5,812
Yorkville
$1,595,000
1%
$15,950
$23,925
$7,975


Mansion tax rate and amount against the Buyer Advantage ceiling at the median two-bedroom condominium price in Lenox Hill and Yorkville.


What are you optimising on the Upper East Side?
- ### Price per foot
You want the most apartment for the money without leaving the Upper East Side.Yorkville, by 22 percent at two bedrooms$1,325 a foot against $1,616, on a median close of $1,595,000 against $2,325,000. At four bedrooms the gap widens to 61.6 percent. Set your search to Yorkville explicitly rather than to the Upper East Side, or the neighborhood-wide benchmark will show you the wrong apartments.
- ### Room to negotiate
You expect to buy under ask and you have time.Lenox Hill, counterintuitivelyThe expensive side is the soft one here. 77.7 percent of Lenox Hill closings finished below ask over a median 100 days, against Yorkville's 72.3 percent over 42 days, and Lenox Hill carries 451 active listings against 147.
- ### The lowest entry price of all
You are open to a co-op and price is the binding constraint.Review requiredA Lenox Hill co-op, at a median $1,400,000329 two-bedroom closings back it, the deepest co-op cohort in this study, and it comes in below the median Yorkville condominium at $1,595,000. So the cheapest route into the better address is the co-op, not the move north. Board approval and a financing cap are the trade.[Read the condo versus co-op guide](https://realestaterebatesnewyork.com/guides/condo-vs-coop-nyc)

Buyer priorities mapped to Lenox Hill or Yorkville, with the closing figures behind each.

The label on the listing is doing a lot of work here, and it is costing buyers real money in both directions.


### Live two-bedrooms on both sides


[Manhattan
#### 422 East 72ND Street #32C, New York, NY 10021
2 Beds · 2 Baths$2,298,000Courtesy of Douglas Elliman Real Estate](https://realestaterebatesnewyork.com/new-developments/newyorkcity/manhattan/10021/422-east-72nd-street-c-32C-ny-10021)[Manhattan
#### 200 East 66TH Street #D202, New York, NY 10065
2 Beds · 2 Baths$2,350,000Courtesy of Brown Harris Stevens Residential Sales LLC](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10065/200-east-66th-street-d202-ny-10065)[Manhattan
#### 400 East 84TH Street #3D, New York, NY 10028
2 Beds · 2 Baths$1,655,000Courtesy of Corcoran Sunshine Marketing Group](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10028/400-east-84th-street-d-3D-ny-10028)[Manhattan
#### 333 East 91ST Street #19D, New York, NY 10128
2 Beds · 2 Baths$1,690,000Courtesy of Brown Harris Stevens Residential Sales LLC](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10128/333-east-91st-street-d-19D-ny-10128)


## What I would do


This pair is the clearest argument I have for why a neighborhood-wide median is a bad instrument. Someone searching "Upper East Side" with a $1.9 million budget is shown apartments in two markets that are 22 percent apart per foot, and the benchmark they have been given sits between the two, so they overpay in Yorkville and get outbid in Lenox Hill.

My read: if the address matters to you, go to Lenox Hill and use the inventory. 451 active listings and 77.7 percent of closings below ask is genuine leverage, and at 100 median days you can afford to be the second buyer on an apartment rather than the first.

If the address does not matter and the square footage does, Yorkville is the better trade at every size, and materially so above three bedrooms. But bid like you are in a fast market, because you are: 42 days and 97.0 percent of ask is tighter than anything in Lenox Hill.

And the trade almost nobody makes: a Lenox Hill co-op at $1,400,000 is cheaper than a Yorkville condominium at $1,595,000. Same bedroom count, better address, lower price. What you take on is a board interview and a financing cap, and for a lot of buyers that is a fair exchange for twenty blocks and Central Park.

Neighborhood medians describe the neighborhood, not the building. Before you make an offer the in-building record beats all of this, and I will pull it for you. Full dossiers: [Lenox Hill](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/lenox-hill) and [Yorkville](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/yorkville). All fourteen Manhattan submarkets ranked together: [the Manhattan neighborhood comparison](https://realestaterebatesnewyork.com/guides/manhattan-neighborhood-comparison).


## Frequently Asked Questions
Is Yorkville cheaper than Lenox Hill?+
Yes, and by more than most buyers expect for twenty blocks. Two-bedroom condominiums closed at $1,325 per interior foot in Yorkville against $1,616 in Lenox Hill, a 22 percent gap, with median closes of $1,595,000 and $2,325,000. At four bedrooms the gap widens to 61.6 percent.

Is Yorkville part of the Upper East Side?+
It is normally sold as part of it, and that is the problem. Our records and the City's both split the Upper East Side into distinct submarkets, and the per-foot spread across them runs 22 percent, from $1,325 in Yorkville to $1,616 in Lenox Hill, with Carnegie Hill at $1,413 and the Upper East Side proper at $1,518. A search set to the whole area uses a benchmark that fits none of them.

Which sells faster, Lenox Hill or Yorkville?+
Yorkville, despite being the cheaper of the two. The median two-bedroom condominium closed in 42 days at 97.0 percent of the asking price, against 100 days at 95.7 percent in Lenox Hill. Lenox Hill also carries 451 active listings against Yorkville's 147, so the negotiating room sits on the expensive side.

Where is the cheapest two-bedroom on the Upper East Side?+
A co-op in Lenox Hill, at a median $1,400,000 across 329 closings, which is below Yorkville's condominium median of $1,595,000. Yorkville co-ops came in lower still at $1,275,000 on 113 closings. Co-ops are roughly two thirds of what trades in both, so this is the mainstream purchase rather than a compromise.

Does the mansion tax apply on the Upper East Side?+
It applies anywhere in New York above $1,000,000, but which band you land in follows the neighborhood. Yorkville's median two-bedroom condominium at $1,595,000 sits in the 1 percent band, so $15,950. Lenox Hill's $2,325,000 crosses $2,000,000 into the 1.25 percent band, so $29,063 on the whole price. The buyer pays it.


Private Advisory • Régis Roumila

## Have Questions Before You Buy?

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