A snapshot of recorded transactions across the Upper East Side sub-market for the second quarter of 2026, covering office, retail and multifamily activity across the neighborhood.
A high-level review of Q2 2026 investment-sales activity on the Upper East Side — volume, trends, and the five points that defined the quarter.
Four views of Q2 2026 activity — historical context, year-over-year composition, asset-class mix, and neighborhood concentration.
| Asset class | $ vol | % DV | % Tx | |
|---|---|---|---|---|
| Office | $70.0M | 35.6% | 9.1% | |
| Multifamily | $67.7M | 34.4% | 72.7% | |
| Retail | $59.1M | 30.0% | 18.2% |
| Neighborhood | Tx | $ vol | |
|---|---|---|---|
| Upper East Side | 11 | $196.8M |
Each Q2 2026 transaction is plotted within the Upper East Side (street-level geocoding was unavailable, so points are distributed around the neighborhood centroid). Bubbles are colored by asset class and sized by sale price — the $70.0MM 210 East 86th & 205 East 85th Street mixed office/retail trade and the $46.1MM 1511 Third Avenue retail trade read as the dominant bubbles. Click any bubble for the deal details.
Near-term catalysts likely to shape Upper East Side deal flow over the next two quarters.
1511 Third Avenue ($1,182/SF) and 1295 Madison Avenue ($4,299/SF) show the premium bid for Upper East Side retail. Watch the Madison and Third Avenue corridors, where flagship and neighborhood-service retail continue to trade at the top of the market.
Multifamily was up 21% YoY across a 72-unit 90th Street portfolio and boutique product at a ~$589K/unit median. Watch demand for well-located UES rentals and boutique buildings, where a limited pipeline supports premium pricing.
210 East 86th & 205 East 85th Street ($70.0MM) shows renewed appetite for UES mixed-use. Watch whether office and mixed-use trades continue as buyers underwrite retail-anchored, well-located assets.
The quarter's 88% YoY gain was broad across office, multifamily and retail. The pace of $20MM+ closings into 2H 2026 will track financing costs; an easing rate path would sustain the activity that drove the quarter.
Complete transaction log for Q2 2026, sorted by activity date. Development trades show N/A for $/SF (the relevant metric is $/BSF); conversions, multifamily, retail, office and hotel show N/A for $/BSF (the relevant metric is $/SF). $/Unit is reported only for multifamily product with residential units. Footer $/BSF averages cover development trades only; $/SF averages exclude development.
| Address | Date | Price | Property type | $/SF | $/BSF | $/Unit |
|---|---|---|---|---|---|---|
| 319 E 92nd St (1-1555-12) | 4/15/2026 | $3,500,000 | MF-MU 10+ resi units | $391 | N/A | $291,667 |
| 11 E 78th St (1-1393-12) | 5/13/2026 | $9,450,000 | MF-MU 10+ resi units | $804 | N/A | $590,625 |
| 210 E 86th St & 205 E 85th St Retail(1-1531-40,1002) | 6/3/2026 | $70,000,000 | Office | $852 | N/A | N/A |
| 445 E 78th St (1-1473-20) | 6/4/2026 | $5,200,000 | MF-MU 10+ resi units | $565 | N/A | $346,667 |
| 115 E 69th St (1-1404-7502) | 6/11/2026 | $9,150,000 | MF-MU Small | $917 | N/A | $2,287,500 |
| 1511 3rd Ave (1-1531-1) | 6/11/2026 | $46,116,000 | Retail | $1,182 | N/A | N/A |
| 1295 Madison Ave #Nru2 (1-1504-1102) | 6/11/2026 | $13,000,000 | Retail | $4,299 | N/A | N/A |
| 1594 York Ave (1-1581-1) | 6/16/2026 | $7,050,000 | MF-MU 10+ resi units | $605 | N/A | $587,500 |
| 197 E 76th St (1-1411-133) | 6/18/2026 | $3,995,000 | MF-MU Small | $633 | N/A | $1,997,500 |
| 165-173 E 90th St (1-1519-28,29,30,31,32) | 6/25/2026 | $22,850,000 | MF-MU 10+ resi units | $558 | N/A | $317,361 |
| 121 E 61st St (1-1396-9) | 6/30/2026 | $6,500,000 | MF-MU Small | $1,058 | N/A | $2,166,667 |
| AVERAGES | $17,891,909 | $1,079 | N/A | $1,073,186 | ||
| MEDIAN | $9,150,000 | $804 | N/A | $589,062 |
Reach out with questions on the data, the market, or specific transactions.
