Your Next Move

What you can get for $1 million in Yorkville, a classic UES enclave with improved subway access

  • The Q line extension ushered in new development of low- to mid-rise and luxury buildings
  • The median sales price is $871,590, with prewar co-ops balancing pricier new condos
  • For under a million you can get a 'spacious' one or two bedroom in a well-maintained building
By Nancy A. Ruhling  |
January 3, 2024 - 12:30PM
your next move brick underground

A 510-square-foot studio in the full-service, post-war Carnegie Park Condominium is on the market for $799,000.


Have you always wanted to live in Yorkville but assumed you were priced out? In this series, Brick looks at listings in New York City’s most in-demand neighborhoods for under $1 million—roughly the median sales price for Manhattan co-ops and condos—as well as higher-priced options below $2.5 million. 

If your goal is to live large, think small: Buying a studio or one bedroom is a way to net the nabe of your dreams. New to buying NYC real estate? Be sure to wrap your head around the difference between co-ops and condos. Co-ops are generally less expensive but also are older and have fewer bells and whistles than condos—plus more rules. With that in mind—happy hunting!

In this week’s Your Next Move, Mike Fabbri, an agent at The Agency, and Jessica Kaufman, a broker at Corcoran, give us the inside story on Yorkville, an Upper East Side neighborhood whose spirited sense of community, farmer’s markets, and neighborhood events imbue it with a small-town feel.

What draws buyers to the neighborhood?

Kaufman, a longtime resident of Yorkville, calls the extension of the Q train in 2017 the key to the neighborhood’s transformation. “It significantly improved mass-transit access to the rest of the city,” she says, “making Yorkville an attractive living option for those commuting to bustling entertainment and employment centers in addition to Downtown and Brooklyn.”

She adds that this mass-transit enhancement led to the development of new low- to mid-rise buildings and luxury properties.

“I like to think of Yorkville as a calmer, more low-key enclave that’s still elegant in its own right but also adjacent to the buzz and glamour of Fifth, Park, and Madison avenues,” she says.

Fabbri says that the community’s main assets are its tranquil, tree-lined streets, excellent schools, and proximity and accessibility via public transit to major New York City attractions.

The range of real estate options and the way Yorkville “marries the past with modern options” is “very New York—you feel it walking around and seeing mom-and-pop shops that have been here for ages,” he adds.

What are housing and pricing like?

Yorkville, which Fabbri says “has always been a pricey neighborhood,” has luxury high-rises, brownstones, townhouses, condos, and co-ops.

Kaufman describes it as “a classic Manhattan neighborhood with a great mix of prewar walkup buildings, mid-century co-ops, and newer construction condos.” lists the average median sales price at $871,590, “which sounds low for such a prestigious area, but co-op prices bring down the median,” according to Fabbri. 

Luxury condos, whose prices are in the millions, put a premium on views, high-end finishes, and amenities, he notes, while brownstones and townhouses offer “space, historic charm, and beauty.”

What type of property can I get for under or around $1 million?

For this price, choices include what Fabbri describes as a “spacious” one- or two-bedroom co-op in a well-maintained building in a great location.

Many have prewar charm, high ceilings, and hardwood floors.

Smaller condos in modern or prewar buildings are other options, Fabbri says, adding that prices for the former generally start in the mid to high six figures.

Right now, StreetEasy lists 123 properties in this price range.

I can stretch my budget. What can I get for $2.5 million?

Choices in this range include a three-bedroom, two-bath condo in a new development or a “stunning” three-bedroom, three-bath co-op, Fabbri says.

Are there any newer condo developments I should check out?

Newer condos typically offer the most luxurious amenities and finishes, features that attract many buyers.

Designed by Robert A.M. Stern, 20 East End Ave. opened in 2017. The 18-story, 43-unit building features a 24-hour concierge, fitness center and spa, media room, billiards room, game room, library, wine cellar with private dining room, children’s playroom, bicycle storage, and gated motor court. The only unit on the market is asking $9.25 million.

The Kent, designed by Beyer Blinder Belle Architects and Planners with interiors by Champalimaud Design, also dates to 2017. Amenities include 24-hour doormen and concierge services, a stroller valet, fitness center with an indoor swimming pool, resident lounge with catering kitchen and fireplace, an outdoor playground, a canine spa, bike room, laundry room, and landscaped courtyard. The 30-story building has 104 units; the least expensive is listed for $6.85 million.

The 34-story Citizen360, which opened in 2017, has 82 units; the least expensive one on the market is listed for $4 million. In addition to a 24-hour doorman and fitness center with yoga and training studios, a relaxation lounge, and an infrared sauna, amenities include a residents' lounge with a catering kitchen, screening room, multi-media room, a playroom, and an art studio. Services include a 24-hour doorman and automated parking.

Inspired by the surrounding prewar buildings, Gracie Green at 427 East 90th St. has 12 stories and 21 units. The boutique condo, opened in 2021, offers a roof deck, fitness center, playroom, and virtual doorman. There are no active listings on the market.  

Which attractions do you show buyers who have never been to the area?

Kaufman creates an “immersive experience” for clients that showcases her favorite landmarks, coffee shops, restaurants, and businesses.

Carl Schurz Park, which she says is “akin to Central Park’s sister,” is always on her list because it “offers a scenic backdrop for activities like running along the East River or playing pickleball on the three courts, providing a serene escape.”

Her culinary favorites include Sushi Noz, which is right on the neighborhood’s border, the nearby Michelin-starred Mission Ceviche, and the speakeasy Keys & Heels.

She also shows clients properties that are below, at, and above their budget “so they gain a snapshot of a lifestyle that captures the essence of New York City living at its finest.”

Depending on the buyer’s interests, Fabbri, like Kaufman, stops at Carl Schurz Park as well as at Gracie Mansion—both sites, he notes, that even many veteran New Yorkers have never explored.

Other favorite stops of his that are close to Yorkville include The Guggenheim, Cooper Hewitt, 92nd Street Y, and Central Park.

What are the nearby neighborhoods, and are they less expensive?

“Unless you are willing to go north to Harlem, you are unlikely to find more affordable neighborhoods near Yorkville,” Fabbri says, because “the Upper East Side commands top dollar. Harlem’s new development options, like 145 Central Park North, are spectacular and worth exploring.”

Check out these listings that are around $1 million in Yorkville.

your next move brick underground

200 East 90th St., #20D

Listed for $680,000, this one-bedroom corner co-op unit in The Whitney has 10-foot ceilings, parquet floors, a dishwasher, and central AC. The 1980 building, which has 179 units and 28 stories, includes a full-time doorman, valet, and maintenance staff plus a bike room, laundry room, storage room, roof deck, landscaped circular driveway, and an on-site garage.

your next move brick underground

200 E. 94th St., #705

This 510-square-foot studio, listed for $799,000, has new stainless steel appliances and a marble backsplash in the kitchen, as well as marble tiling and countertop in the bathroom. It is one of 287 units in the 31-story, 1986-built Carnegie Park Condominium, where amenities include a 24-hour doorman, concierge service, indoor pool, gym, lounge, roof deck, playroom, and common outdoor space. 

your next move brick underground

300 East 93rd St., #8E

This one-bedroom, two-bath condo is listed for $845,000. The 793-square-foot unit has hardwood floors and a separate kitchen with stainless steel appliances and a dishwasher. Built in 1987, 45-story The Waterford has 221 units, a full-time doorman, live-in resident manager, concierge services, a bike/storage room, playroom, laundry room, party room, and rooftop health club.

your next move brick underground

510 East 80th St., #12D

Located in Carriage House, this 692-square-foot one-bedroom, one-bath condo has oversized windows, wood floors, a balcony, and new high-end stainless steel kitchen appliances, including a dishwasher. It is listed for $845,000. The 15-story building, which dates to 1986, has 91 units, a doorman, super, roof deck, laundry room, and a garage. 

your next move brick underground

215 East 96th St., #28C

Oversized windows provide city and river views from this two-bedroom, two-bath corner condop, which is 1,077 square feet and asking $1.065 million. The renovated pass-through kitchen features high-end appliances and the primary bedroom has an ensuite bath with marble finishes. Opened in 2005, One Carnegie Hill has 41 stories and 261 units. Amenities include a full-time doorman, live-in super, concierge services, cold storage, a bike room, fitness center, pool, playroom, roof deck, courtyard, and garage parking. 

Nancy A. Ruhling is a freelance writer based in New York City.



Nancy A. Ruhling

Freelance Journalist

Nancy A. Ruhling has written for over 50 digital and print publications, including The New York Times, HuffPost and Mansion Global. The Queens-based journalist frequently contributes articles to Brick Underground's Buy Curious column. 

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