$8.55Mmedian deal, above the $7.38M borough luxury median▲ 16%
Trailing 12 months as of September 30, 2026. Ranks cover neighborhoods with at least 11 luxury contracts over the trailing 52 weeks.
Market structure · September 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%)
$5.01M+Current floor
43
Contracts · Trailing 12 mo. · Upper East Side
Avg price / sq ft · Upper East Side
$2,280
Volume · 12 months · Upper East Side
$266.9M
PRIME (TOP 5%)
$7.38M+Current floor
66
Contracts · Trailing 12 mo. · Upper East Side
Avg price / sq ft · Upper East Side
$2,911
Volume · 12 months · Upper East Side
$753.7M
TROPHY (TOP 1%)
$18.11M+Current floor
22
Contracts · Trailing 12 mo. · Upper East Side
Avg price / sq ft · Upper East Side
$4,788
Volume · 12 months · Upper East Side
$634.4M
Upper East Side Pace · Trailing 12 Months
11▼ 15% vs 12mo
12-mo avg contracts/mo
13 a year ago
$138M▲ 3% vs 12mo
12-mo avg volume/mo
$133.63M a year ago
6.7▼ 70% vs 3mo
3-mo avg contracts/mo
This month's 2 vs. the 6.7 pace
$68.4M▼ 71% vs 3mo
3-mo avg volume/mo
vs. $138M 12-mo avg
Upper East Side Luxury Pricing (Top 10%) · September 2026
$1,903▼ 60% MoM
Median Price Per Sq Ft, Top 10%
Aug: $4,792
$9.99M▼ 39% MoM
Median Luxury Deal Price, Top 10%
Aug: $16.46M
Both figures cover contracts at or above the Top 10% line, currently $5.01M.
This month's headliners · September 2026
Top Upper East Side Deals
Upper East Side's highest signed-contract prices this month.
Address
SF
$/SF
DOM
Type
Price
111 East 81st Street
6,546
$2,138/SF
111d
townhouse
$13.99M
1355 First Avenue, Unit 26TH FLOOR
3,595
$1,668/SF
102d
condo
$6.00M
No third qualifying deal reported
—
—
—
—
—
Upper East Side Luxury Momentum · Oct '25–Sep '26
Signed contracts at or above the Manhattan Luxury (Top 10%) line ($5.01M), 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 Oct '25 to Sep '26. Manhattan Luxury (Top 10%) falls from 15 in Oct '25 to 2 in Sep '26, down 87 percent, peaking at 19 in Feb '26.
Upper East Side monthly qualifying contracts
Month
Contracts
Qualifying deals
Oct '25
15
15
Nov '25
9
9
Dec '25
9
9
Jan '26
17
17
Feb '26
19
19
Mar '26
12
12
Apr '26
9
9
May '26
12
12
Jun '26
9
9
Jul '26
13
13
Aug '26
5
5
Sep '26
2
2
Each point counts only contracts clearing the Manhattan-wide luxury line. Months with no qualifying deals are left blank rather than plotted at zero. 1 month in this range had fewer than three deals; read those points as thin, not as a collapse.
Luxury segment total · September 2026What countsAll contracts at or above the Top 10% line, currently $5.01M. The three columns assign each contract once: Luxury is Top 10% to 5%, Prime is Top 5% to 1%, and Trophy is Top 1%.
2
Contracts
▼ 60% MoM
$19.99M
Dollar volume
▼ 1% YoY▼ 46% MoM
Luxury · Top 10% to 5%
$5.01M▼ 1% YoY
Contracts
1
Volume
$6.00M
Blended $ / sq ft
$1,668
Avg days on market
102 days
Prime · Top 5% to 1%
$7.38M▼ 4% YoY
Contracts
1
Volume
$13.99M
Blended $ / sq ft
$2,138
Avg days on market
111 days
Trophy · Top 1%
$18.11M
Contracts
0
Volume
$0
Blended $ / sq ft—
Avg days on market—
Only 2 deals this month. Too thin to read. Refer to the 3-month trend.
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 6th for luxury intensity, the share of its contracts clearing the Manhattan Luxury (Top 10%) price line, just ahead of nomad at 17.2%: 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 $8.55M, 16% above the $7.38M 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 · September 2026
Upper East Side Market Pulse All Price Points
29*
Signed contracts · Upper East Side
▼ 6% YoY▼ 33% MoM
vs 12-mo avg
$67.35M*
Total dollar volume · Upper East Side
▼ 1% YoY▼ 46% MoM
vs 12-mo avg
Condos
Signed contracts*
6
-18.9% YoY-14.3% MoM
Recorded sales
22
+24.7% YoY+4.8% MoM
Avg $/sq ft
$1,775
+19.3% YoY-17.4% MoM
Discount from ask
-3.6%
up 3.5pp YoYup 0.4pp MoM
Avg DOM · all sales
108d
up 17d YoYdown 27d MoM
Co-ops
Signed contracts*
22
-1.7% YoY-37.1% MoM
Recorded sales
54
-0.2% YoY-6.9% MoM
Avg $/sq ft
$1,182
+6.9% YoY-16.0% MoM
Discount from ask
-7.5%
up 1.7pp YoYdown 0.7pp MoM
Avg DOM · all sales
371d
up 55d YoYup 295d MoM
Townhouses
Signed contracts*
1
-5.6% YoY
Recorded sales
1
-17.6% YoY
Avg $/sq ft
$1,514
-4.9% YoY
Discount from ask
-7.9%
down 1.2pp YoY
Avg DOM · all sales
111d
up 33d YoYup 62d MoM
Unit breakdown · September 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 $67.4 million. Largest is 3-Bed at $24.6 million, 37 percent of the total. Smallest is Studio at $475000.0 million, 1 percent. Full breakdown: 3-Bed $24.6 million, 37 percent; 4+ Beds $20.0 million, 30 percent; 2-Bed $13.5 million, 20 percent; 1-Bed $8.8 million, 13 percent; Studio $475000.0 million, 1 percent.
Upper East Side dollar volume by bedroom count
Bedrooms
Dollar volume
Studio
$0.47M
1-Bed
$8.77M
2-Bed
$13.49M
3-Bed
$24.63M
4+ Beds
$19.99M
Contracts signed
Donut chart of Upper East Side contracts signed by bedroom count across 5 categories totalling 29. Largest is 1-Bed at 12, 41 percent of the total. Smallest is Studio at 1, 3 percent. Full breakdown: 1-Bed 12, 41 percent; 2-Bed 7, 24 percent; 3-Bed 7, 24 percent; 4+ Beds 2, 7 percent; Studio 1, 3 percent.
Upper East Side contracts signed by bedroom count
Bedrooms
Contracts
Studio
1
1-Bed
12
2-Bed
7
3-Bed
7
4+ Beds
2
What this means for you
3-Bed residences accounted for 37% of Upper East Side's luxury dollars this month on 7 contracts. 1-Bed residences were the most frequent trade, with 12 contracts. Sellers of 3-Bed 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 · September 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 $5.01M+
Active listings
103
-16.3% YoY
Months of supply
51.5mo
-1.6% YoY
9+ months = Luxury Buyer's Market
Monthly absorption
1.9%
+1.6% YoY
12-mo contract pace vs. active supply
All Upper East Side residential
Active listings
386
-9.0% YoY
Months of supply
13.3mo
-2.7% YoY
6+ months = Buyer's Market
Monthly absorption
7.5%
+2.7% YoY
12-mo contract pace vs. active supply
Key Takeaway
At ~52 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 · Q2 2022–Q3 2026*
Line chart of Upper East Side luxury quarterly contracts by tier covering 18 periods from Q2 2022 to Q3 2026. $5.01M+ falls from 24 in Q2 2022 to 20 in Q3 2026, down 17 percent, peaking at 51 in Q4 2024 and bottoming at 9 in Q3 2022. $7.38M+ falls from 17 in Q2 2022 to 7 in Q3 2026, down 59 percent, peaking at 36 in Q1 2026 and bottoming at 6 in Q4 2022. $18.11M+ falls from 5 in Q2 2022 to 3 in Q3 2026, down 40 percent, peaking at 8 in Q1 2026 and bottoming at 0 in Q3 2022.
Upper East Side luxury quarterly contracts by tier
Quarter
$5.01M+
$7.38M+
$18.11M+
Q2 2022
24
17
5
Q3 2022
9
7
0
Q4 2022
10
6
1
Q1 2023
30
22
5
Q2 2023
21
7
2
Q3 2023
14
9
1
Q4 2023
20
10
5
Q1 2024
24
14
4
Q2 2024
38
18
0
Q3 2024
23
13
5
Q4 2024
51
34
7
Q1 2025
34
21
3
Q2 2025
41
19
3
Q3 2025
28
16
3
Q4 2025
33
25
7
Q1 2026
48
36
8
Q2 2026
30
20
4
Q3 2026
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 2025-10-06 to 2026-09-28. Condo rises from 1,184,666.333 in 2025-10-06 to 3,792,129.25 in 2026-09-28, up 220 percent, peaking at 19,398,250 in 2026-04-20 and bottoming at 500,000 in 2026-02-23. Co-op falls from 1,378,833.333 in 2025-10-06 to 1,322,230.286 in 2026-09-28, down 4.1 percent, peaking at 5,363,816.667 in 2026-02-23 and bottoming at 813,863.636 in 2026-04-06. Townhouse falls from 16,750,000 in 2025-11-03 to 7,995,000 in 2026-09-14, down 52 percent, peaking at 22,175,000 in 2025-11-24 and bottoming at 7,500,000 in 2026-06-01.
Upper East Side — Weekly Sales · Price by property type
Week
Condo
Co-op
Townhouse
2025-10-06
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
3,194,444.444
—
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
—
2026-09-07
2,630,833.333
1,939,537.556
—
2026-09-14
3,074,462.5
2,507,636.364
7,995,000
2026-09-21
3,878,695.167
3,465,790.375
—
2026-09-28
3,792,129.25
1,322,230.286
—
■ 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 2025-10-06 to 2026-09-28. Condo rises from -4.333 in 2025-10-06 to -1.7 in 2026-09-28, up 61 percent, peaking at 2.467 in 2026-06-08 and bottoming at -14.7 in 2026-05-11. Co-op falls from -3.5 in 2025-10-06 to -4.66 in 2026-09-28, down 33 percent, peaking at 2.34 in 2026-04-27 and bottoming at -16.3 in 2026-01-05. Townhouse rises from -25.4 in 2025-11-03 to -7.9 in 2026-09-14, up 69 percent, peaking at -4.3 in 2025-12-22 and bottoming at -27 in 2025-11-24.
Upper East Side — Weekly Sales · Discount by property type
Week
Condo
Co-op
Townhouse
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
-11.557
-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
-11.591
—
2026-03-30
-6.867
-2.583
-19.6
2026-04-06
-6.85
-9.846
—
2026-04-13
-3.5
-10.678
—
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
-7.613
-10.6
—
2026-06-01
-4.282
-4.289
-22.7
2026-06-08
2.467
-7.083
—
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
-12.188
—
2026-08-24
1.033
-6.957
—
2026-08-31
-7.533
-7.038
—
2026-09-07
-6.133
-15.014
—
2026-09-14
-0.075
-7.05
-7.9
2026-09-21
-3.367
-5.422
—
2026-09-28
-1.7
-4.66
—
■ Condo ■ Co-op ■ Townhouse
Methodology & Notes
Upper East Side residential signed contracts, last asking price, trailing 12 months (TTM). · Luxury $5.01M / Prime $7.38M / Trophy $18.11M = Manhattan-wide top 10%, 5%, 1% of TTM contracts. Cutoffs update monthly. · September 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 $8.55M. 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
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