Real estate development plans and marketing materials for luxury condos on Manhattan's Upper East Side

PARK PARTNERS 320 EAST 82 ST I NEW YORK I NY November 23, 2015 Dear Partner, I hope this letter finds you well - please see the below updates on the Park Mansion: I am happy to report that we have completed the building's demolition stage. I have included a few photos for your reference. Furthermore, we are very close to filling our building permit and we have finalized our design for the units. Please see the attached plans. The team is finishing interviews with General Contractors (GCs) and has come down to the final five GCs that will be allowed to bid on the project. Additionally included are visuals for the sidewalk shed and a rendering for the website. Please fell free to contact me if you have any questions at Thank you so much for your trust and friendship, David J. Mitchell 801 Madison Avenue, New York, NY 1 0065 or HOUSE OVERSIGHT 02241712' A Introducing The Park Mansion, a striking prewar condominium conversion featuring four full floor residences, one grand duplex Maisonette with dramatic outdoor space and one spectacular Penthouse. THE PARK MANSION 320 82ND STREET orkogigm,_:KA, GREG WILLIAMSON JAMIE MITCHELL T 212 712 6033 10' SIDE PANEL PARK MANSION 320 82ND STREET - mid\ VEEN EMI, mpp PARK MANSION 6' -aill......41111:116117111111111111•11111v Introducing The Park Mansion, a striking prewar condominium conversion featuring four full floor residences, one grand duplex Maisonette with dramatic outdoor space and one spectacular Penthouse. PARK MANSION .120 82ND STREET FOR INQUIRES PLEASE CONTACT GREG WILLIAMSON AND JAMIE MITCHELL T. 5' WWW.PARKMANSION.NYC III III 50' 1 0 DouglasMimr - i. DEVELOPMENT MARKETING WILLIAMSON TEAM Ai DX16,5 ELLIMAN PEAL ESTATE 5' FRONT PANEL Introducing The Park Mansion, a striking prewar condominium conversion featuring four full floor residences, one grand duplex Maisonette with dramatic outdoor space and one spectacular Penthouse. THE PARK MANSION 320 82ND STREET PAR KMANSI ON - NYC 013.0eth,:kii GREG WILLIAMSON JAMIE MITCHELL T. A 10' SIDE PANEL 12'-4" HOUSE OVERSIGHT 022418HOUSE OVERSIGHT 022419JEFFREY COLE ARCHITECTS 258 EAST 3RD STREET GROUND FLOOR NEWYORK NY 10009 PHONE: FAX: 70 - 2' GRATED WALKWAY ABOVE 30' - 10" 1 1 POWDER o ROOM 1 - 1 1 LAUNDRY \ / 1 REC ROOM FOR UNIT 1 ROOM \ / / \ 1*-/ ..." 596 SF SKYLIGHT ABOVE ELECTRICAL ROOM / POWDER BOILER ROOM 1 1 1 I ROOM EXISTING COLUM 1 1 1 1 / - EXISTING COLUM I GYM STORAGE FOR STORAGE FOR STORAGE FOR L e UP UNIT 4 UNIT 5 UNIT 6 1 1 UP POWDER 1 1 FACILITIES MGR -----) ROOM 1 L 1 STORAGE FOR --------,-. _ _ _I F - I BIKE STORAGE '''\ (IC UNIT 3 1 1 ROOM STORAGE ROOM FOR 1 1 I I UNIT 1 L 224 SF ----A EXISTING COLUM ____ II I \\ \ I \ I 1 1 1 1 1 IH \ 1 1 1 1 REC ROOM FOR UNIT 2 \ - 1 - - - k REF. ' 913 SF - REFUSE ROOM WATER PUMP ROOM - N. N. 9'-a' X 6'-8" 'I--12: I_ F _ _I 1 - - - H EXISTING - - -1 COLUM _ ___ POWDER UP UP ROOM EXISTING STAIR ED CELLAR 1/4" = V-0" NEW STAIR No. Revision Date M.E.P. ConsultStructural ConsultNorth Arrow 320 EAST 82ND STREET a 2015-11-18 a) D.O.B SET CELLAR PLAN Sheet Number A-100.00 0 1 of 8 HOUSE OVERSIGHT 022420JEFFREY COLE ARCHITECTS GROUND FLOOR PHONE FAX 72 - 2' 0 i 0 I /-1 DN LE TYPE A v) (2) BATHROOM 0 c_, 0 0 KITCHENETTE CZ 00 BEDROOM 3 BEDROOM 4 BATHROOM 4 - 12'-4' X 10G6' SKYLIGHT 0 0 FOYER 14-3' X 10 -8' 208 SF rii \ I \ I N FRZR. REF. Aswu-113-- CLOSET -1 CLOSET OUTDOOR TERRACE FOR 1ST FLOOR UNIT ----..... HALL BEDROOM 2 1 2'-4' X 12-G' UP UP 4 RISERS 2 RISERS _L ----- BATHR CLOSET W.I.C. C ciUP o J. DN \ i ---) -1- - - REF. UP I i- - - REC. 1 3 RISERS @ 7'' 0 PACKAGE MASTER BEDROOM ROOM MASTER 13'-9'' X 16'-G' HOME OFFICE MAILBOX ________________ BATHROOM RAMP FOR 2ND FLOOR UNIT 1 = - .., 4 RISERS UP I 1\11-111-- BATHROO M 5 I @ 7 1/2' DN ____ I OUTDOOR TERRACE - LW 1--------i i FOR 2ND FLOOR UNIT -----0, 1- ------ -1 i U 1 IT-------TT------- TT -r DN U P Is- RAMP I L w y y y _L _L T[ _t _1 EXIST. SPRINKLER RISER ______ 1ST FLOOR 1/4' = 1'-G' 1`. SKYLIGHT No. Revision Date 320 EAST 82ND STREET 2015-11-18 a) D.O.B SET FIRST FLOOR PLAN Sheet Number A-1 01 .00 0 2 of 8 HOUSE OVERSIGHT 022421JEFFREY COLE ARCHITECTS GROUND FLOOR PHONE: FAX: 72 - 2' 29' - 2' 7 --` I 1 o o .J 1 I TYPE A W.I.C. I BATHROOM I 0 0 BEDROOM 3 KITCHENETTE 0 0 0 0 - 11 LINEN CLOSET LIVING ROOM DINING ROOM 25-cr X 164' 13-81 X 9'-6' FRZR. REF. ____ ART WALL WALL HALLWAY BEDROOM 2 12'-41' X 12'-01 1 ________91 CLOSET 4 ----- BATHRO I W/D \ \\N\ \N\\N\\\X\\\\\N\\ I ENTRY FOYER Fo 0 / 0 DN 20 RISERS @ 7 3/4'' W/D UP REF. DN 7 ----- REC 12 RISERS @ 7'' 710__________ - 0 o Y . MASTER BEDROOM 9 RISERS MASTER '. @ 7' BATHROOM 1a-s, x 16-cr BEDROOM 4 DRESSING 12-11 X 8-101 POWDER AREA UP BATHRO 4 ROOM 1 [ MECHANICAL CLOSET ROOM 2ND FLOOR1/4=1 -0 EXIST. SPRINKLER RISER ______ DN No. Revision Date 320 EAST 82ND STREET 2015-11-18 a) D.O.B SET SECOND FLOOR PLAN Sheet Number A-102.00 0 3 of 8 HOUSE OVERSIGHT 022422JEFFREY COLE ARCHITECTS GROUND FLOOR NEW YORK NY 10009 PHONE: FAX: 72 - 2' t 7r7777777774 1 1 " CI TYPE A I CBATHROOM T1I 0 0 BEDROOM 3 KITCHENETTE 0 0 Ii00 __________ I LINEN CLOSET LIVING ROOM 25-2' X 16-4" DINING ROOM FRZR. REF. _____ ART 1 WALL WALL HALLWAY BEDROOM 2 7 1 2'-4'' X 1 2'-0'' CLOSET W.I C ENTRY FOYER 0 .0 0 W/D UP / I IN V W.I C. DN REF. 14 RISERS @ 7' 7----- REC. i 0 1 10 RISERS BEDROOM 4 @ 7'' MASTER LII MASTER BEDROOM 1 3'-9'' X 12-1'' BATHROOM 13'-9'' X 16'-a' DRESSING POWDER AREA ROOM UP BATHRO 4 MECHANICAL 1 CLOSET L1i ROOM 1--11 . I EXIST. SPRINKLER RISER ______ 0 3RD FLOOR 1-0' BALCONYBALCONY No. Revision Date 320 EAST 82ND STREET 2015-11-18 a) D.O.B SET THIRD FLOOR PLAN Sheet Number A-103.00 0 4 of 8 HOUSE OVERSIGHT 022423JEFFREY COLE ARCHITECTS 298 EAST 3RD STREET GROUND FLOOR NEW YORK NY 10009 PHONE: FAX: 72 - 2' 0 0 J 1 CW.1.C. I I TYPE A I o BATHROOM I C 00 BEDROOM 3 1 2'-4' X 12-0' KITCHENETTE 0 0 1-1 0 0 1 1 -ii LINEN - CLOSET LIVING ROOV 25-4 1/2' X 1 6'-4' DINING ROOM FRZR. REF. ART WALL 1 HALLWAY BEDROOM 2 1 2'-4' X 12-0' ______51 _L ----- BATHRO CLOSET WC ENTRY FOYER 0 /7 b W/D / &-, 0 UP / W.I.C. REC. 1 DN 12 RISERS g @ 7' 0 BEDROOM 4 MASTER BEDROOM • MASTER 1 3'-9'' X 16-0' 13'-9'' X 12'-1'' BATHROOM 7 RISERS DRESSING @ 7' AREA POWDER UP BATHROOV 4 ROOM o MECHANICAL 1 CLOSET pe 0 7 ROOM , IIt-f_____ EXIST. SPRINKLER RISER ______ 4TH FLOOR 1/4' = 1-01 BALCONY No. Revision Date 320 EAST 82ND STREET 2015-11-18 a) D.O.B SET FOURTH FLOOR PLAN Sheet Number A-104.00 0 5 of 8 HOUSE OVERSIGHT 022424JEFFREY COLE ARCHITECTS 298 EAST 3RD STREET GROUND FLOOR PHONE: FAX: F 7 J 1 1 e e 40 C 1 I I • 1° TYPE W.I.C. BATHROOM I 11 C K 0 0 BEDROOM 3 :Pr 11 KITCHENETTE 12-4' X ily-cr 0 0 ri 0 0 n or 11 R II 1 \ ° LINEN .:....o... LIVING ROOM - I CLOSET DINING ROOM A 25-4 1/2' X 16-4' 1a-8" X 9'-6' FRZR. REF. CYT - i ART WALL - 4.f, HALLWAY I - FUTURE 1 2 RISERS UP - 0).- , I BEDROOM 2 12'4' X 10'-01 _ DT ----- BATHRO 1 CABINET CLOSET 1 W.I.C. o< Et I ENTRY FOYER 0 0 / \ / I BALCONY 3034><10 1 REF. DN --\ I REC. 13 RISERS \ \ o -\\ BEDROOM 4 @ 8 1/2' \\ MASTER BEDROOM -\ MASTER'' 13'-91 X 12-1 10 RISERS 1 a-s, x 14-cr @ 7' \ BEDROOM DRESSING .. AREA POWDER \ UP BATHROOM 4 ROOM \\C___________ LIIMECHANICAL CLOSET ROOM___________________________ EXIST. SPRINKLER RISER ______ 5TH FLOOR 1/4' = 1'-o" No. Revision Date 320 EAST 82ND STREET 2015-11-18 a) D.O.B SET FIFTH FLOOR PLAN Sheet Number A-105.00 0 6 of 8 HOUSE OVERSIGHT 022425JEFFREY COLE ARCHITECTS 298 EAST 3RD STREET GROUND FLOOR PHONE:PHONE: FAX: 62 - 2' / / I - - 7 C WO-BURNING ODFIREPLACE C TYPE A 11 BEDROOM 2 KITCHENETTE 0 0 BATHROOM 11 0 0 10'-6' X 14-2' Fr 00 :0 n 11 e LIVING ROOM DINING ROOM 25-2 1/2' X 15-5 1/2' 12-10'' X 9'-6' FRZR. REF. 0 CLOSET iT TERRACE - • UP - I.- MASTER 1 9 BATHROOM W/D I I W.I.C. I ENTRY FOYER 0 I I o W/D e° '-><1 o 111 UP .1...6 REF. 3 RISERS @ 7' REC. e n "8 DN - 7_ 7 RISERS @ 7 0 BEDROOM 3 1-71M4.---•-•.zr 11'-9" X 1Z-2 3/4' 8 RISERS 12-10. X 15'-01 o 8 ° @ 8 1/2 1 1 1 1 POWDER DRESSING AREA ROOM 1 1 1 1 1 1 1 1 W.I.C. BATHROOM 3 0 I. MECHANICAL I CLOSET ROOM 0 6TH FLOOR . = 1-0' No. Revision Date 320 EAST 82ND STREET 2015-00-00 a) D.O.B SET SIXTH FLOOR PLAN Sheet Number A-106.00 0 7 of 8 HOUSE OVERSIGHT 022426JEFFREY COLE ARCHITECTS GROUND FLOOR NEW YORK NY 10009 PHONE: 212-375-8551 - FAX: 212-375-8554 DN 6TH FLOOR TERRACE BELOW -) FELEVATOR BULKHEAD DN 0 ROOF 1/4" = r-cr No. Revision Date 320 EAST 82ND STREET 2015-00-00 a) D.O.B. ROOF PLAN Sheet Number A-107.00 0 8 of 8 HOUSE OVERSIGHT 022427HOUSE OVERSIGHT 022428HOUSE OVERSIGHT_022429- HOUSE OVERSIGHT 022430 iarr"" HOUSE OVERSIGHT_022431HOUSE OVERSIGHT 022432HOUSE OVERSIGHT 022433IN THE NEWS: US OPEN TENNIS DEFLATEGATE EUROPEAN REFUGEE CRISIS DONALD TRUMP TOM BRADY HOME SECTIONS SEARCH NEW YORK POST FOLLOW SUBSCRIBE SIGN IN REAL ESTATE The Upper East Side's last affordable pocket goes luxe By Hallo R. Alberts September 9, 2015 I 7:56pm Take in views of Yorkville (and beyond) from a posh 20 East End Ave. terrace. Photo: Hayes Davidson It's a tale (practically) as old as time. When New York City real estate thrives, home builders and buyers seek to colonize neighborhoods previously deemed undesirable. The Financial District was once the exclusive domain of nine-to-fivers; these days, every other office building is a condominium. Along the Hudson River, midtown Manhattan used to be an industrial no-man's-land of warehouses and strip clubs. No more - residential projects abound. And now the Upper East Side neighborhood dubbed Yorkville, which stretches from about 72nd to 96th streets east of Third Avenue, is ready for its turn. 206-208 East 35th Street New York, NY 10016 TRENDING NOW ON NYPOST.COM View Details 54927 11... ABC's David Muir nicknamedC 'Anchor Monster' HOUSE OVERSIGHT 022434 22055 YORKVILLE 4-94, $94 SOFII 0 9 -4 se la e' 0 Manhattan 0, 0 1. 7- 3. 4. 5 7. 'P 0 302 E. 96th St The Kent Carnegie Park 205 E 92nd St. Citizen 360 180 E tti St Exte II's Gristedes stle I East River 8. 5541.82nd SL 9. 225E81st St 10. Icon Reattys Second Ave. site 11. 20 East End Ave. 12. The Charles U. The Rose Modern late 2016, public transportation is limited as you Area al detail The area, defined by its dearth of all-glass towers and plethora of tree-lined streets, has long been a favorite for blue-bloods looking to live near prep schools and the FDR Drive - for weekend getaways out East, of course. But as both land and condo prices hit record highs, it's QueensI attracting a fresh wave of interest. More than a dozen new buildings are on the way, and with them a crop of buyers who see Yorkville as a place where apartments are a relative bargain. Yes, until the Second Avenue subway comes online in approach the East River. But the Q extension's imminent completion - coupled with a new Whole Foods and easy access to parks, museums, hospitals and other family-friendly perks - all mean people want in on a neighborhood in the throes of a transformation from nice 'n' quiet to construction- induced, decibel-busting busy. Extell Development sure wants a piece of the action, shelling out $100 million for a Gristede's grocery store on 86th Street near First Avenue. (The property giant already owns at least four tenement buildings in the vicinity, and reports say it's cobbled together enough land to build something big.) Extell has also filed plans for two smaller projects on 92nd Street and Second Avenue, plus, it's already begun the foundation of a 30-story building at the corner of 95th and Third Avenue, just a block south of the boundary with East Harlem. Called The Kent, sales of 83 luxe two- to five- bedroom residences in a handsome brick structure will hit the market in the fourth quarter. Talk about flooding the zone! A biker tackles Carl Schurz Park's scenic promenade alongthe East River. Photo: NY Post Brian Zak Note that The Kent, set for completion in the fall of 2017, is replacing a row of walk-up tenements that used to dominate their block. Similarly, Icon Realty spent less than $50 million for a comparable row on Second Avenue in the 80s, which it is demolishing p 3 Vegas hooker inspired former Olympian to turn tricks k Cops wrongfully nab tennis star James Blake on way to US Open VIDEO !SURREAL, - STATE . nit.e M U ! r.. if injO&L.,.. Check out the $66M 'crown jewel of Soho real estate' REAL ESTATE NEWS realtor.corry Musician Dave Stewart's House in Toluca Lake Gets the Hollywood Treatment Musician Neil Young Is Saying 'Aloha' to Compound on Hawaii's Big Island Hot in the Hollywood Hills: Actress Ali Larter Is Selling Loft-Style Home in L.A. fl Hall of Famer Tom Glavine Selling Florida Beach Home Dean Cain's Colorado Ranch Needs a Hero to Come to the Rescue MORE FROM REALTOR.COM > HOUSE OVERSIGHT 022435 with the goal of putting up a chic high-rise on the site. It's markedly cheaper than Extell's deal, in part because Icon started assembling properties in 2007. (Icon is working on a second high-rise as well as a shorter rental building in the same neck of the woods.) Just look to other data and the same trend emerges. In 2010, Yorkville's median sale price was $663,500, according to real estate listings site StreetEasy. Compare that to the first seven months of this year - it's 14 percent higher, at $757,500. But remember, the sub-market remains cheaper relative to the Upper East Side at large, which boasts a year-to-date median of $1.15 million. Get your fill of brats and glass boots of Warsteiner at Heidelberg. Photo: Stefano Giovannini Despite the building boom, some low-rises remain, housing institutions, such as German butcher Schaller & Weber and beer garden Heidelberg, that are vestiges of centuries past when Yorkville was an immigrant enclave. Schaller &Weber owner Ralph Schaller happily holding his weisswurt. Photo: Anne Wermiel/NY Post Let's hope they can hang on: Even more small buildings were razed to make way for star architecture firm SHoP (of Barclays Center fame) to design a tower of 83 condos with Anbau Enterprises at the corner of 89th Street and First Avenue. The building, dubbed Citizen360 because its height will afford many residents an all-around view of NOW ON PRge Six 1-t dr Justin Timberlake shows off son, Silas Does don't have to admit wrongdoing in Rivers' death: judge John Slattery drops $1,600 at NYC art fair SEE ALL -BEZIDER F Flail Comedy 'Me League' Wa ocking Bro Culture Before It Was Cool SEE ALL Run your business anytime. ✓ Track sales & 401.1E1 131 expenses flfl:. an ✓ Get paid faster ✓ Run payroll #111\ on-ruff QUICkBOOkS Try it Free ) HOUSE OVERSIGHT 022436 the neighborhood, will have 6,000 square feet of amenity space that ranges from music rehearsal and art rooms to a gym and children's play area. Apartments go on sale this fall, with pricing in the $1.3 million to over-$12 million ballpark. The latest rendering for skyscraping Citizen360. Photo: SHoP Architects "The site was highly undervalued because it was so far east, and there were no good transportation links, and people just weren't interested or willing to go there. But we saw opportunity," says Barbara van Beuren, Anbau's managing director. "I think the absolute prices are manageable. This is not a building full of $10 million apartments." Still, it points to a future far more expensive than the current data shows. Just one block from 113-year-old Jewish bakery Glaser's, which churns out delicious black-and-white cookies, Citizen360's shimmery facade will rise 410 feet above street level. But trumping them all will be DDG's under-construction goliath on 180 E. 88th St. At 521 feet, it will be the tallest structure on the Upper East Side north of 72nd Street. Its 48 apartments with 16foot ceilings and custom lobby artwork launch sales this fall, with two-beds starting from $3.4 million, threebeds from $4.5 million and four-beds from $7 million. It's not all about living among the clouds, though. Michael D'Alessio, president of Michael Paul Enterprises, oversaw the overhaul of two smallish rental buildings east of Third Avenue into boutique luxury projects. "They were prime locations for condominiums catering to families," says D'Alessio of the projects, 225 E. 81st St. (a.k.a The Justin) and 554 E. 82nd St., which have nine apartments between them. "They are three or four bedroom units, with big living and dining areas with fireplaces, and they all have outdoor space." Six have been snatched up, with asks ranging from $2.25 million for a two-bedroom to $5.99 million for a four-bedroom. A fireplace-sporting unit inside 554 East 82nd St. Photo: Michael Paul Enterprises Meanwhile, another rental-to-condo conversion - Carnegie Park - attracted first- time buyer Elizabeth Dean, who realized Yorkville offered more bang for her buck after house-hunting in lower Manhattan. "Originally, I wasn't going to go north of 86th Street. I didn't know what was above there," says Dean, 29, who works in finance, paid $1,184 per square foot for her one- HOUSE OVERSIGHT 022437 bedroom and loves the restaurants, bars and grocery stores that dot the area First-time homebuyer Elizabeth Dean in a model unit at Carnegie Park. She moves into her own one-bedroom soon. Photo: Brian Zak In July, StreetEasy reports Yorkville's median price per square foot was $1,098, up 5.1 percent from the year prior and a whopping 29.8 percent from the month prior. The Upper East Side as a whole, of course, boasts a higher median: $1,694 per square foot in July. "It'll actually be a great investment," Dean says. "Downtown is extremely pricey, and I think there's a lot more upside to the Upper East Side." Part of Carnegie Park's makeover includes a slate of plush amenities designed by classicist Robert A.M. Stern, the architect behind famously ritzy buildings like 15 Central Park West. (The pool, the roof deck and the in- house "mini-Equinox" gym lured Dean.) Available apartments range from a $955,000 one-bedroom to a $7.15 million penthouse. You'll be able to drive up to 20 East End in style via its porte-cochere and motor court. (The latter is depicted in the rendering.) Photo: Hayes Davidson Stern is also working on a ground-up project at 20 East End Avenue that could pass as a setback-laden prewar, with old-school details like a porte-cochere, which allows residents to enter in a vehicle via an archway from the street and drive right up to the lobby door in a circular motor court. One of these hasn't been a part of any newly constructed building since the 1930s! About half of its 43 condos, spread across 18 stories, are in contract from $4.49 million to $14.25 million. Still, three-fourths of New York City residents are renters, and the Upper East Side's new crop of construction has something for them, too. Related has topped out on a 36- story tower at 205 E. 92nd St., where a playground used to sit. The uber-fancy development will have a massive two-story Equinox gym and a private school for kids with language-based learning disabilities on its lower floors. HOUSE OVERSIGHT 022438 The under-construction rental at 205 E. 92nd St. Photo: Brian Zak The apartments above, set for completion and leasing in the spring of 2016, will have layouts that skew in favor of three- and four-bedrooms. "There will be thermostats programmable remotely on all the A/C units, and motorized shades in some of the units," says Bryan Cho, executive vice president at Related Companies. "From the marble bathrooms to the highly designed public spaces and the amenities, it's what's usually in condominiums." On the rental market sooner is The Rose Modern, a 20-story, 82-unit tower currently finishing up construction on York Avenue. The leasing office will open the first week of October offering "competitive" rents for a luxury building, according to Bond New York's Douglas Wagner, with move-ins slated for November and December. An art-infused kitchen inside a condo at The Charles. Photo: Evan Joseph Images Want to buy now, and move in immediately? The building most ahead of the curve is The Charles. Previously stalled after 2008's downturn, the 32-story condo at 1355 First Ave. got redesigned to emphasize large full-floor apartments before breaking ground in 2012. And it's paid off. There are four units left out of 27 total, which started at $5.97 million. A recent sale of the top six floors to two unidentified relatives for a total of $59 million made headlines. That price? On First Avenue? HOUSE OVERSIGHT 022439First look! Once a three-story garage, 302 E. 96th St. will become a 21-story luxury condo. Photo: Handout "The preconceived idea of what was considered prime and where you would build luxury has completely changed," says Jason Karadus of Town, who is director of sales for the Charles along with Ginger Brokaw. "A lot of people in the industry smirked at the pricing - about $2,500 per square foot ... Now it's not so risky, which is why you're seeing companies like Extell building up what's left to be developed up there." Every developable parcel seems to be getting snatched up. Just take a three-story garage on 302 East 96th Street, which developer Wonder Works bought in March for $24 million. On the northernmost border with Harlem, the developer plans to put up a 21-story, 48unit "affordable luxury" condo building - basically right on the approach to the FDR. (Don't worry, the facade will have extra soundproofing.) "The Second Avenue subway station for 96th street, which will be one of the first ones opened, is just 200 feet away," says Eric Brody, Wonder Works' managing partner, who adds that brokers are recommending asking prices of $1,500 to $2,300 per square foot when units go on sale next year. "The buyer is anyone who can't afford to be in all these downtown neighborhoods, but still wants to live in the city and have incredibly close access to a train." Public transit of the future is why Andrew Ellis bought a fixer-upper on 95th Street and Second Avenue in 2013. The 31-year-old consultant paid a mere $430 per square foot for a one-bedroom garden-level duplex. Then came a massive year-long renovation that updated the windows and kitchen appliances. He also completely redid the backyard, adding a rear deck and koi pond. In Yorkville, Ellis discovered a "neighborhood feel" that was a far cry from the raucous scrum of Murray Hill, where he had been renting. "I had sort of grown out of that," says Ellis, who is no longer alone in his move uptown. "My high school friends and some college friends are migrating to the Upper East Side. One is two doors down, literally, and two others are a few blocks away. Having that subway there eventually is really what did it for me. This place can only go up." Andrew Ellis stands in his Yorkville backyard, which he completely redid, adding a deck (so that the outdoor space was accessible from the upstairs living room of the duplex) and a koi pond. Photo: Brian Zak HOUSE OVERSIGHT 022440 anbau DESCRIPTION 360 East 89th Street New York, NY 360 East 89th Street Is a new constructIon luxury condomlnIum bulldIng located In Manhattans Upper East SIde between Carl Schurz Park on the East RIver and the new Second Avenue subway The bulldIng mil offer a full range of resIdence types all wIth floor to celllng wInclows Innovative kItchens and hIgh celllngs Over 7500 SF of amenty space mil be available for the resIdents use and an on-slte fully automated parkIng facIllty Is also planned COMPLETION DATE 2017 SIZE 209 000 SF 34 stones UNIT MIX 83 one two three four bedroom and penthouse unIts AMENITIES 24 hour doorman gym and fitness stud° chIldrens playroom catenng kItchen tenant and lake storage common laundry &automated parkIng facIllty TEAM Archltect SHoP Archltects Intenor DesIgner Clodagh De&gn Englneers CosentInl Associates Thornton Tomasettl MarketIng &Sales The Corcoran Group CreatIve Agency IF Stud° Contractor Ryder ConstructIon Inc HOUSE OVERSIGHT 022441 seandessay with a muitiserseratkinal corn- Big Ticket 1355 First Avenue tor the env I Four Floors, One Apartment ima. A three-apartment penthouse ounblnatiun. spanning the top Into floors of the Charles condominium at 1355 First Avenue, at,, for 537.94 million and was the most expensive closed sake of the tielfek. according to city mounts_ Wrr: $37,940,000 The price is the highest ever paid for a home on the Upper East Side east at riled Avenue. according to CityReolty. which tracks cnop and condo Wes. The common charges for PHI, an 11.744-utuare-foot quadniplot with 1,3(M) square feet at private terraces on two levels and views that extend north, south and from nver to river. are $10,547 a month. Taxes are $4,048 a month, abated through 20211 The buyer, who was shielded under a limited liability company, CRE Acquisition L created the Sprawhng unit by combining the original duplex penthouse. priced at $16.5 million, with the two contiguous floors beneath, tine priced at 110.iii million and !he other at SIO 63 million The three aParunents.o Boors 71 to 3.7., comprise admen bedrooms and 1•2 and a Wolf both- .0041i 1356 First Avrnue mums But &warthog to a publicist for the Charles, the buyer. who is Ameriam, ts cresting a custom confIgunition with 13-fool ceilings and a pnvate elevator. -It's like having a taWribOuSe, but with views and the services of an ultraluxury condominium." said R. Ramie 1Canitar, the thief execuuve of Bluerodt Reel Estate, which is developing the prcaect with the Victor Group. The buyers were represented by Beth Benalloul of the CANC011111 Group, who declined to comment. The Charles. a 27-unit gist:nand-limestone condominium designed by Ismael LaNyva, is on Flrst Avenue between 72nd and 73rd streets, a neighborhood wins more tenetnent-style walk-ups and postwar high-flies than ritzy townhouses and luxury condos. 'There was always a tine of delineation: said Ginger Brokaw. associate broker with Town New Development. who is hanthina alma at the Chutes with Jason Reredos, also of Town. West of Third Was cateidered better than anything oast of Third_" But now, with the Second Avenue subway underway. she said. there has been -a shift in luxury commer- cial and residential real estate toward the Eaat River." Units at the Charles have eat-kr kitchens with Miele and Sub-Zert appliances, soundproofing comp nents tike under-fkior padding. and master bedroom suites with dressing areas, walk. In closets and marble soaking tubs. Intenc hnishes, designed by David Col- lins Studio, include whtte oak an marble Room Building amenities =hide a children's lounge, private st oral a fitness center, a game room at 24-hour doormen and conaergc Five full-floor four-bedroom5as still for sale frotn $6.58mllbon t, 59.fis million Big Ticket includes closed sa from the previous week, et1 Wednesday. HOUSE OVERSIGHT 022442