The 18th-tallest building on our year-end construction countdown is 255 East 77th Street, a 500-foot-tall residential skyscraper in the Lenox Hill section of Manhattan’s Upper East Side. Developed by Naftali Group with Hill West Architects as the architect of record, the 36-story structure will span 170,481 square feet and yield 62 condominium units, as well as 3,861 square feet of retail space, two cellar levels, and 33 enclosed parking spaces. 255 East 77th St Owner LP is listed as the owner and New Line Structures & Development is the general contractor for the project, which is alternately addressed as 1481 Second Avenue and located at the corner of Second Avenue and East 77th Street.
Excavation and pilings have recently begun on the site, which was still littered with rubble following the completion of demolition at the time of our last update in April. Crews should continue to descend below street level throughout the winter, with the new superstructure potentially beginning its ascent sometime in the first half of next year.
Photo by Michael Young
Photo by Michael Young
Photo by Michael Young
Photo by Michael Young
The diagram in the main photo was recently posted to the construction board showing a design that is almost certainly the work of Robert A. M. Stern Architects, bearing an uncanny resemblance to the slightly shorter 200 East 83rd Street a few blocks to the north. The tower features a tall podium with a motor courtyard along East 77th Street, then rises uniformly to the two-thirds mark before a series of gradual setbacks topped with terraces culminate in a tall bulkhead crown with gentle sloping curves. Like its predecessor on East 83rd Street, the tower’s fenestration is interrupted below the midpoint by a set of tall arched windows and cutout terraces, one of the signature touches of RAMSA’s modern take on prewar design.
Naftali Group purchased the property for $73 million in 2021 and recently received $236 million in construction financing from J.P. Morgan and Starwood Capital.
The closest subway from the site is the 6 train at the 77th Street station two avenues to the west.
255 East 77th Street’s anticipated completion date is slated for fall 2026, as noted on site.
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I agreed with signature touches of RAMSA’s modern that take on prewar design, there is also old and contemporary. But it’s not very old: Thanks to Michael Young.
It’s a promising design for the already wealthy, but it’s just another tragedy for historic, affordable housing.
If you can’t stand the heat, get out of the kitchen. An apartment on the Upper East Side of Manhattan is not a constitutional right.
We agree with you.
Each of us gets a piece of the pie some peices are larger than other pieces.
“Be who you are, want what you have, do what you can ” – Forest Church
The Kennedy House in Queens has beautiful, affordable apartments a good option.
A travesty ? You are ridiculous
Learn to read bill
It would be interesting to know when and why they decided to add 7 additional units since the last update. The overall residential sq.ft. has remained the same so perhaps they are trying to target a slightly lower price point in the market with fewer penthouses and a few more smaller units.
ENOUGH WITH RAMSA ALREADY! If I see another one of these cookie cutter copy cat nouveau prewar towers i’ll puke. It was cool for a minute but the UES is turning into a medieval fortress with all these grey stone monoliths rising. There are other really good architects out there who can do great things with prewar inspiration.
My guess is that you’re in the minority on this one. Each time RAMSA takes on another project, NYC gets a modern building maintain the city’s globally recognized, signature look.
Don’t worry, for every one RAMSA or RAMSA look alike, there are a dozen or more lifeless building was glass curtain walls to keep you happy.
SantaCon is over buddy, no more puking in the streets. Try Ozempic instead and cry over the gluttony of glass boxes instead of RAMSA, who does more effort than most firms today
MontMan, I’d rather have a city of cookie cutter prewar skyscrapers than a boring glass canyon like Long Island City. You tell me which is uglier
Robert A.M. Stern Architects can keep designing more beautiful buildings. These buildings are going to age beautifully and will always be desirable.
BEAUTIFUL and so New Yorky! Anything not to look like Shanghei or Dubai glass boxes would be welcome. But to follow our city’s traditional architecture is even more fabulous.
RAMSA Again!
The only thing I don’t like is that it has off street parking. NYC doesn’t need even more cars on the road and more sidewalks turning into active driveways.
Rich people aren’t about to give up their cars just to please a few greenwashers.
what’s a greenwasher? anyway, 33 rich people parking places in it is nothing.
It looks like a mix of 200 East 83rd Street and the crown of 220 Central Park South for the top of the building
The announcement of the extension of the 2nd avenue subway line is already driving new developments.