$9.18Mmedian deal, above the $7.10M borough luxury median▲ 29%
Trailing 12 months as of August 31, 2026. Ranks cover neighborhoods with at least 11 luxury contracts over the trailing 52 weeks.
Market structure · August 2026
The Luxury Lines
Three tiers measured by the trailing 12 months of Manhattan-wide signed contracts. These entry prices are Manhattan-wide thresholds, not Upper East Side's own line — paired here with Upper East Side's own trailing-12-month contract count, average price per square foot, and dollar volume against each tier. Thresholds update weekly as new data enters the window.
LUXURY (TOP 10%)
$4.89M+Current floor
56
Contracts · Trailing 12 mo. · Upper East Side
Avg price / sq ft · Upper East Side
$2,484
Volume · 12 months · Upper East Side
$338.8M
PRIME (TOP 5%)
$7.37M+Current floor
67
Contracts · Trailing 12 mo. · Upper East Side
Avg price / sq ft · Upper East Side
$3,150
Volume · 12 months · Upper East Side
$762.1M
TROPHY (TOP 1%)
$18.12M+Current floor
22
Contracts · Trailing 12 mo. · Upper East Side
Avg price / sq ft · Upper East Side
$5,016
Volume · 12 months · Upper East Side
$634.4M
Upper East Side Pace · Trailing 12 Months
12▼ 8% vs 12mo
12-mo avg contracts/mo
13 a year ago
$144Mflat vs 12mo
12-mo avg volume/mo
$142.30M a year ago
9.3▼ 46% vs 3mo
3-mo avg contracts/mo
This month's 5 vs. the 9.3 pace
$94.8M▼ 13% vs 3mo
3-mo avg volume/mo
vs. $144M 12-mo avg
Upper East Side Luxury Pricing (Top 10%) · August 2026
$4,792▲ 79% MoM
Median Price Per Sq Ft, Top 10%
Jul: $2,674
$16.46M▲ 156% MoM
Median Luxury Deal Price, Top 10%
Jul: $6.42M
Both figures cover contracts at or above the Top 10% line, currently $4.89M.
This month's headliners · August 2026
Top Upper East Side Deals
Upper East Side's highest signed-contract prices this month.
Address
SF
$/SF
DOM
Type
Price
1122 Madison Avenue, Unit 19
5,251
$7,713/SF
27d
condo
$40.50M
988 Fifth Avenue, Unit 6
3,550
$5,211/SF
216d
condo
$18.50M
970 Park Avenue, Unit 10N
—
—
44d
co-op
$9.95M
Upper East Side Luxury Momentum · Sep '25–Aug '26
Signed contracts at or above the Manhattan Luxury (Top 10%) line ($4.89M), month by month.
Choose a metric to redraw the chart. Hover a point for the exact reading.
Line chart of Upper East Side monthly qualifying contracts covering 12 periods from Sep '25 to Aug '26. Manhattan Luxury (Top 10%) falls from 9 in Sep '25 to 5 in Aug '26, down 44 percent, peaking at 19 in Feb '26.
Upper East Side monthly qualifying contracts
Month
Contracts
Qualifying deals
Sep '25
9
9
Oct '25
16
16
Nov '25
10
10
Dec '25
9
9
Jan '26
17
17
Feb '26
19
19
Mar '26
13
13
Apr '26
11
11
May '26
12
12
Jun '26
9
9
Jul '26
14
14
Aug '26
5
5
Each point counts only contracts clearing the Manhattan-wide luxury line. Months with no qualifying deals are left blank rather than plotted at zero.
Luxury segment total · August 2026What countsAll contracts at or above the Top 10% line, currently $4.89M. The three columns assign each contract once: Luxury is Top 10% to 5%, Prime is Top 5% to 1%, and Trophy is Top 1%.
5
Contracts
▼ 64% MoM
$82.30M
Dollar volume
▼ 24% MoM
Luxury · Top 10% to 5%
$4.89M▼ 4% YoY
Contracts
2
Volume
$13.35M
Blended $ / sq ft
$1,453
Avg days on market
57 days
Prime · Top 5% to 1%
$7.37M▼ 7% YoY
Contracts
1
Volume
$9.95M
Blended $ / sq ft—
Avg days on market
44 days
Trophy · Top 1%
$18.12M▲ 1% YoY
Contracts
2
Volume
$59.00M
Blended $ / sq ft
$6,462
Avg days on market
122 days
A slower month across the board. Read the trend, not one month.
Upper East Side's Manhattan position
Upper East Side ranks 1st for luxury dollar volume over the trailing 12 months among Manhattan neighborhoods with steady luxury activity, a measure of how much money moves through the neighborhood. It ranks 7th for luxury intensity, the share of its contracts clearing the Manhattan Luxury (Top 10%) price line, just ahead of carnegie hill at 17.6%: 0 of undefined trailing contracts, or 0%. Size and concentration are different things, so a neighborhood can move large dollar volume without a high share of its deals clearing the luxury line. The median of those Upper East Side deals is $9.18M, 29% above the $7.10M median for all Manhattan Luxury (Top 10%) deals.
Sellers: Measure against qualified Upper East Side luxury deals and the Manhattan Luxury (Top 10%) median.
Buyers: Compare like with like, using deals above the same Manhattan Luxury (Top 10%) price line.
Upper East Side · month over month · August 2026
Upper East Side Market Pulse All Price Points
41*
Signed contracts · Upper East Side
▼ 28% MoM
vs 12-mo avg
$123.11M*
Total dollar volume · Upper East Side
▼ 24% MoM
vs 12-mo avg
Condos
Signed contracts*
7
-53.3% MoM
Recorded sales
21
+23.5% MoM
Avg $/sq ft
$2,149
+2.9% MoM
Discount from ask
-3.9%
up 0.1pp MoM
Avg DOM · all sales
135d
down 19d MoM
Co-ops
Signed contracts*
33
-19.5% MoM
Recorded sales
58
-21.6% MoM
Avg $/sq ft
$1,407
+24.2% MoM
Discount from ask
-6.8%
down 2.0pp MoM
Avg DOM · all sales
78d
down 3d MoM
Townhouses
Signed contracts*
1
+0.0% MoM
Recorded sales
0
-100.0% MoM
Avg $/sq ft
—
Discount from ask
—
Avg DOM · all sales
49d
Unit breakdown · August 2026
Contracts and Volume by Unit Size
Where activity concentrates in Upper East Side's contract market by bedroom count. Includes all price tiers.
Dollar volume
Donut chart of Upper East Side dollar volume by bedroom count across 5 categories totalling $123.1 million. Largest is 4+ Beds at $89.5 million, 73 percent of the total. Smallest is Studio at $4.6 million, 4 percent. Full breakdown: 4+ Beds $89.5 million, 73 percent; 2-Bed $11.5 million, 9 percent; 1-Bed $10.5 million, 9 percent; 3-Bed $7.0 million, 6 percent; Studio $4.6 million, 4 percent.
Upper East Side dollar volume by bedroom count
Bedrooms
Dollar volume
Studio
$4.56M
1-Bed
$10.54M
2-Bed
$11.48M
3-Bed
$7.00M
4+ Beds
$89.54M
Contracts signed
Donut chart of Upper East Side contracts signed by bedroom count across 5 categories totalling 41. Largest is 1-Bed at 15, 37 percent of the total. Smallest is 3-Bed at 3, 7 percent. Full breakdown: 1-Bed 15, 37 percent; Studio 9, 22 percent; 2-Bed 7, 17 percent; 4+ Beds 7, 17 percent; 3-Bed 3, 7 percent.
Upper East Side contracts signed by bedroom count
Bedrooms
Contracts
Studio
9
1-Bed
15
2-Bed
7
3-Bed
3
4+ Beds
7
What this means for you
4+ Beds residences accounted for 73% of Upper East Side's luxury dollars this month on 7 contracts. 1-Bed residences were the most frequent trade, with 15 contracts. Sellers of 4+ Beds should price against the small set of comparable large-format sales rather than the neighborhood median. Buyers at 1-Bed are working in the deepest part of this market, so assume other offers on anything priced correctly.
Upper East Side supply · active listings · August 2026
Supply and Absorption
What inventory exists in Upper East Side, how fast it's moving, and what that means for buyers and sellers right now.
Luxury market · Manhattan $4.89M+
Active listings
77
-29.4% YoY
Months of supply
15.4mo
9+ months = Luxury Buyer's Market
Monthly absorption
6.5%
12-mo contract pace vs. active supply
All Upper East Side residential
Active listings
258
-27.1% YoY
Months of supply
6.3mo
6+ months = Buyer's Market
Monthly absorption
15.9%
12-mo contract pace vs. active supply
Key Takeaway
At ~15 months of luxury supply, Upper East Side is a deep buyer's market and sits in line with the borough. Supply is well ahead of demand; buyers control the pace.
Sellers: Price to current market activity.
Buyers: There is room to negotiate on price and terms, and look closely within your submarket. Building-by-building comps carry the clearest signal.
Your Next Step
Your residence may not move with the neighborhood average. Please for a comparative read on your address.
The confirmation layer
Explore the Data
Recorded sales, price history, and unit-size breakdowns. The lagging view that confirms the contract signals above.
Upper East Side Luxury Quarterly Contracts by Tier
Upper East Side · fixed Manhattan-wide cutoffs · 2022-04-01–2026-07-01*
Line chart of Upper East Side luxury quarterly contracts by tier covering 18 periods from 2022-04-01 to 2026-07-01. $4.89M+ falls from 25 in 2022-04-01 to 20 in 2026-07-01, down 20 percent, peaking at 58 in 2024-10-01 and bottoming at 10 in 2022-07-01. $7.37M+ falls from 17 in 2022-04-01 to 7 in 2026-07-01, down 59 percent, peaking at 36 in 2026-01-01 and bottoming at 6 in 2022-10-01. $18.12M+ falls from 5 in 2022-04-01 to 3 in 2026-07-01, down 40 percent, peaking at 8 in 2026-01-01 and bottoming at 0 in 2022-07-01.
Upper East Side luxury quarterly contracts by tier
Quarter
$4.89M+
$7.37M+
$18.12M+
2022-04-01
25
17
5
2022-07-01
10
7
0
2022-10-01
10
6
1
2023-01-01
31
22
5
2023-04-01
23
7
2
2023-07-01
14
9
1
2023-10-01
21
10
5
2024-01-01
26
14
4
2024-04-01
39
18
0
2024-07-01
26
13
5
2024-10-01
58
34
7
2025-01-01
38
21
3
2025-04-01
48
19
3
2025-07-01
30
16
3
2025-10-01
35
25
7
2026-01-01
49
36
8
2026-04-01
32
19
4
2026-07-01
20
7
3
Weekly Sales · Price
By property type
Line chart of Upper East Side Weekly Sales · Price by property type covering 51 periods from 2025-09-08 to 2026-08-31. Condo falls from 5,286,011.4 in 2025-09-08 to 4,048,333.333 in 2026-08-31, down 23 percent, peaking at 19,398,250 in 2026-04-20 and bottoming at 500,000 in 2026-02-23. Co-op falls from 3,443,385.714 in 2025-09-08 to 1,099,090.909 in 2026-08-31, down 68 percent, peaking at 5,363,816.667 in 2026-02-23 and bottoming at 813,863.636 in 2026-04-06. Townhouse falls from 12,112,500 in 2025-09-08 to 11,125,000 in 2026-07-13, down 8.2 percent, peaking at 26,250,000 in 2025-09-22 and bottoming at 7,500,000 in 2026-06-01.
Upper East Side — Weekly Sales · Price by property type
Week
Condo
Co-op
Townhouse
2025-09-08
5,286,011.4
3,443,385.714
12,112,500
2025-09-15
3,928,902.778
1,890,889.412
—
2025-09-22
5,687,500
4,380,653.846
26,250,000
2025-09-29
3,437,209.25
1,830,000
—
2025-10-06
1,184,666.333
1,378,833.333
—
2025-10-13
2,572,500
1,520,136.8
—
2025-10-20
3,743,072.286
1,056,240.625
—
2025-10-27
7,353,333.333
3,261,750
—
2025-11-03
4,852,606.571
2,319,166.667
16,750,000
2025-11-10
4,116,487.857
2,249,500
—
2025-11-17
1,419,097
3,072,708.333
—
2025-11-24
3,965,064.778
2,404,657.895
22,175,000
2025-12-01
4,712,650
2,436,666.667
—
2025-12-08
4,853,626
1,433,856.5
—
2025-12-15
—
3,076,000
—
2025-12-22
11,073,147
1,569,269.231
10,500,000
2025-12-29
12,615,289.333
2,049,088.235
—
2026-01-05
5,700,000
1,766,250
10,450,000
2026-01-12
2,002,250
2,818,763.083
—
2026-01-19
13,153,333.333
3,767,857.143
—
2026-01-26
6,039,684.6
1,085,079.167
—
2026-02-02
2,645,000
3,594,333.333
18,150,000
2026-02-09
9,239,791.5
3,549,333.333
—
2026-02-16
7,253,375.2
1,731,401.429
—
2026-02-23
500,000
5,363,816.667
—
2026-03-02
1,470,000
2,842,111.111
—
2026-03-09
2,300,000
2,815,159.091
—
2026-03-16
2,925,000
2,081,250
—
2026-03-23
1,655,000
1,799,107.143
—
2026-03-30
3,828,333.333
2,004,833.333
11,075,000
2026-04-06
2,032,900.75
813,863.636
—
2026-04-13
2,727,500
3,445,000
—
2026-04-20
19,398,250
1,491,286.643
—
2026-04-27
2,760,750
1,397,187.5
9,950,000
2026-05-04
2,181,500
1,229,859.273
—
2026-05-11
1,260,000
1,027,166.667
—
2026-05-18
8,992,153
2,168,416.667
—
2026-05-25
4,321,944.375
2,937,299.917
—
2026-06-01
4,268,720.636
2,224,035.714
7,500,000
2026-06-08
6,681,508
2,848,447.875
—
2026-06-15
5,016,893.5
1,541,125
—
2026-06-22
1,870,293.667
2,352,119.048
9,495,000
2026-06-29
7,213,333.333
1,881,527.778
—
2026-07-06
10,455,921
1,803,450
—
2026-07-13
4,235,000
1,423,317.778
11,125,000
2026-07-20
4,935,922.4
2,714,020
—
2026-07-27
3,246,433
2,821,000
—
2026-08-03
4,716,539.25
1,465,714.143
—
2026-08-10
3,697,500
2,824,722.222
—
2026-08-17
4,960,156.143
1,401,808.455
—
2026-08-24
4,893,526.875
2,941,694.444
—
2026-08-31
4,048,333.333
1,099,090.909
—
■ Condo ■ Co-op ■ Townhouse
Weekly Sales · Discount
By property type
Line chart of Upper East Side Weekly Sales · Discount by property type covering 48 periods from 2025-09-08 to 2026-08-31. Condo falls from -3.34 in 2025-09-08 to -7.533 in 2026-08-31, down 126 percent, peaking at 2.467 in 2026-06-08 and bottoming at -18.65 in 2025-09-22. Co-op rises from -8.277 in 2025-09-08 to -7.037 in 2026-08-31, up 15 percent, peaking at 2.34 in 2026-04-27 and bottoming at -16.3 in 2026-01-05. Townhouse rises from -14.3 in 2025-09-08 to -4.5 in 2026-07-13, up 69 percent, peaking at -4.3 in 2025-12-22 and bottoming at -28.6 in 2025-09-22.
Upper East Side — Weekly Sales · Discount by property type
Week
Condo
Co-op
Townhouse
2025-09-08
-3.34
-8.277
-14.3
2025-09-15
-8.58
-5.775
—
2025-09-22
-18.65
-6.356
-28.6
2025-09-29
-3.95
-12.475
—
2025-10-06
-4.333
-3.5
—
2025-10-13
-8.5
-6.044
—
2025-10-20
-7.386
-8.4
—
2025-10-27
-4
-13.429
—
2025-11-03
-3.117
-5
-25.4
2025-11-10
-13.871
-9.3
—
2025-11-17
-7.367
-4.57
—
2025-11-24
-2.056
-10.907
-27
2025-12-01
-1.775
-13.483
—
2025-12-08
-3.191
-6.536
—
2025-12-15
—
-7.844
—
2025-12-22
-3.183
-5.533
-4.3
2025-12-29
-8.967
-7.025
—
2026-01-05
—
-16.3
-6.9
2026-01-12
-8
-5.389
—
2026-01-19
-1.8
-8.871
—
2026-01-26
-6.271
-5.94
—
2026-02-02
-7.1
-4.8
-10.2
2026-02-09
-10.75
-10.129
—
2026-02-16
-2.067
-10.2
—
2026-02-23
—
-7.3
—
2026-03-02
-3.4
-8.3
—
2026-03-09
-1.8
-6.505
—
2026-03-16
-10.2
-13.05
—
2026-03-23
-4.7
-10.236
—
2026-03-30
-6.867
-2.583
-19.6
2026-04-06
-6.85
-9.845
—
2026-04-13
-3.5
-10.68
—
2026-04-20
—
-5.408
—
2026-04-27
-2.6
2.34
-23.6
2026-05-04
-14.45
-7.457
—
2026-05-11
-14.7
-12.629
—
2026-05-18
0.367
-4.171
—
2026-05-25
-7.612
-10.6
—
2026-06-01
-4.282
-4.289
-22.7
2026-06-08
2.467
-7.827
—
2026-06-15
0.95
-4.222
—
2026-06-22
-1.84
-4.465
-7.75
2026-06-29
-3.633
-4.444
—
2026-07-06
-5.667
-2.888
—
2026-07-13
-6.8
-4.14
-4.5
2026-07-20
1.933
-7.36
—
2026-07-27
-6.4
-6.092
—
2026-08-03
-7.7
-6.125
—
2026-08-10
-2
-4.281
—
2026-08-17
-7.28
-12.187
—
2026-08-24
1.033
-6.957
—
2026-08-31
-7.533
-7.037
—
■ Condo ■ Co-op ■ Townhouse
Methodology & Notes
Upper East Side residential signed contracts, last asking price, trailing 12 months (TTM). · Luxury $4.89M / Prime $7.37M / Trophy $18.12M = Manhattan-wide top 10%, 5%, 1% of TTM contracts. Cutoffs update monthly. · August 2026 is the latest reporting month (provisional; may revise through ). · Upper East Side's local luxury line is the median of its own contracts that clear the Manhattan Luxury cutoff (top 10%), currently $9.18M. Consumer reference only; every Luxury figure on this page is measured against the Manhattan threshold. · In each tier card, the contract count is Upper East Side's own contracts that clear that Manhattan tier. Average price per square foot and 12 month volume are Manhattan-wide totals for the tier, shown as the benchmark Upper East Side is measured against, and are labeled "Manhattan" on the card. · Metrics based on fewer than 5 contracts are marked "insufficient sample" rather than shown as a percentage change. · Two rankings appear in this section, refreshed weekly. Both cover only neighborhoods with at least 11 luxury contracts over the trailing 52 weeks, the floor for a stable reading. Luxury dollar volume ranks those neighborhoods by the dollars transacted above the Manhattan Luxury (Top 10%) price line over the trailing 12 months. Luxury intensity ranks them by the share of their trailing-12-month contracts that clear that same price line.
Abbreviations
TTM · Trailing Twelve Months · YoY · Year over Year · QoQ · Quarter over Quarter · MoS · Months of Supply · DOF · Department of Finance
Heather Domi Team is a real estate team affiliated with Douglas Elliman, a licensed real estate broker and abides by all applicable Equal Housing Opportunity laws. All material presented herein is intended for informational purposes only. Information is compiled from sources deemed reliable but is subject to errors, omissions, changes in price, condition, sale, or withdrawal without notice. No statement is made as to accuracy of any description. All measurements and square footages are approximate. This is not intended to solicit property already listed. Nothing herein is intended to indicate that any listing displayed on this website may not belong to the firm whose website is being visited. Nothing herein shall be construed as legal, accounting or other professional advice outside the realm of real estate brokerage.
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