If you’ve spent any time scouring StreetEasy for a place that doesn’t feel like a literal shoebox, you’ve probably scrolled past 170 East 87th Street. It’s a building that goes by a few names—The Gotham being the big one—and it sits right in that sweet spot of Carnegie Hill. Honestly, the Upper East Side is full of "luxury" buildings that are basically just glass towers with grumpy doormen and elevators that take twenty minutes to arrive. This place is different. It’s got a weirdly loyal following, and once you look at the floor plans, you kind of get why.
Most people looking at 170 East 87th Street New York NY are trying to balance two things that usually don't go together in Manhattan: space and a reasonable price tag.
Let’s be real. Living on 87th and Third isn't the same as living on 72nd and Park. It’s busier. There’s a Whole Foods right there. You’ve got the 4, 5, and 6 trains basically vibrating under your feet at the 86th Street station. But for a lot of people—especially families who are tired of cramming strollers into walk-ups—The Gotham is the holy grail of "attainable" high-end living.
What Actually Sets 170 East 87th Street Apart?
It’s the layout. Seriously.
Back in the late 80s, when Frank Williams & Associates designed this thing, they weren't trying to squeeze every single cent out of the square footage like developers do now. You get these massive windows. The ceilings don't feel like they're pressing down on your head. Some of the units even have these oversized terraces that are actually big enough for a table and chairs, not just a place to stand and sigh at the smog.
The building was completed around 1987. It’s a 27-story condominium, which is a big deal because, in this neighborhood, you’re usually stuck with co-ops. Co-ops are a nightmare. You have to show them your tax returns from five years ago and prove you didn't steal a candy bar in third grade. At 170 East 87th, it’s a condo. You buy it, you own it, you can rent it out if you move to the suburbs. Simple.
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There are about 190 units in total. Because it’s an older "modern" building, the walls are thick. You aren't going to hear your neighbor’s toddler having a meltdown at 6:00 AM through the drywall. That kind of peace and quiet is worth its weight in gold in New York.
The Amenities: Not Just a Gym in a Basement
You know those gyms that are just a treadmill and a rusty dumbbell in a room that smells like laundry? This isn't that.
The Gotham has a full-on health club. We're talking an indoor swimming pool that’s actually long enough to swim laps in, a sauna, and a steam room. There's an outdoor playground for kids, which is a massive lifesaver in February when Central Park is a tundra and you just need the kids to run around for twenty minutes so they don't destroy the living room.
The Location Reality Check
You’re at 170 East 87th Street. You’re close to everything, but you're also in the thick of it.
- The Subway: You are one block from the 86th Street station. It’s a blessing when it’s raining. It’s a curse at 8:30 AM on a Tuesday when the platform is a sea of humanity.
- Groceries: Whole Foods is right there. Fairway is a few blocks over. If you can't find organic kale within a three-minute walk, you aren't trying.
- Culture: You’re a short walk from Museum Mile. The Guggenheim, the Met—it’s all there. You can actually be that person who "pops into the museum" for an hour on a Sunday.
The neighborhood vibe is "Upper East Side Lite." It’s less stuffy than the 60s and 70s, but it’s still got that classic New York feel. You’ll see a mix of young professionals, old-school New Yorkers who have lived there since the building opened, and families who moved here for the school district.
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The Pricing Game
Look, nothing in Manhattan is "cheap." But if you compare 170 East 87th Street New York NY to the brand-new glass towers popping up on Second Avenue, the value is obvious. You’re often paying less per square foot here, but you’re getting a building with a 24-hour doorman, a concierge, and a live-in super who actually answers the phone.
Recent sales in the building vary wildly based on the floor and the renovation level. Some units are still rocking the original 80s kitchens—think honey oak cabinets and white appliances. Those are the ones to buy. You gut them, put in some quartz and stainless steel, and suddenly you have an apartment that looks like a $3 million penthouse for a lot less.
Why Some People Avoid It (and Why They're Wrong)
Some critics say the building looks a bit "dated" from the outside. It’s red brick. It’s got that 80s silhouette. If you want a building that looks like a futuristic shard of ice, this isn't it.
But here’s the thing: those glass towers are drafty. They’re expensive to heat. The Gotham is solid. It’s a tank. It’s well-managed, and the common charges are surprisingly reasonable given that there’s a pool involved. Usually, a pool in NYC means your monthly fees are basically a second mortgage. Here, they’ve managed to keep things somewhat sane.
Another point of contention is the noise from 87th Street. It’s a crosstown-ish street, so you get some bus traffic and sirens. If you’re a light sleeper, get a unit facing the back or get some high-quality soundproofing on the windows. Problem solved.
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Actionable Tips for Potential Residents
If you’re serious about 170 East 87th Street, don't just wait for a listing to pop up on your email alerts.
- Check the "C" and "D" Lines: Historically, these lines have some of the most efficient layouts in the building. They feel bigger than the square footage suggests.
- Ask about the HVAC: The building uses individual PTAC units for heating and cooling. If you're buying, check the age of these units. Replacing them is an easy fix, but it’s a cost you should factor into your offer.
- Visit at Night: The neighborhood changes. Walk around at 10:00 PM. See if the street noise bothers you. Check out the lighting in the lobby.
- Talk to the Doorman: Seriously. Tip them a few bucks and ask how the building is run. They know where the bodies are buried—or, more accurately, which apartments have leaky pipes.
The real value in 170 East 87th Street New York NY isn't just the bricks and mortar. It’s the fact that it’s a stable, well-run community in a city that often feels like it's falling apart. It’s a place where the staff stays for decades and neighbors actually know each other's names. In a city of 8 million people, that’s the real luxury.
If you’re hunting for a home that offers the quintessential Upper East Side experience without the pretentious co-op board or the astronomical price of a new development, put The Gotham on your list. It’s one of those rare buildings that actually lives up to the hype once you step inside the front door.
To move forward with a search here, prioritize units on the 15th floor or higher to clear the surrounding low-rise buildings for maximum natural light. Work with a broker who specifically understands the "Right of First Refusal" process in NYC condos to ensure your closing doesn't get snagged by board delays.