Construction is nearing completion at 255 East 77th Street, a 36-story residential skyscraper in the Lenox Hill section of Manhattan’s Upper East Side. Designed by Robert A. M. Stern Architects and developed by Naftali Group, the 500-foot-tall structure will span 170,481 square feet and yield 62 condominium units in two- to five-bedrooms layouts. The project will also include 1,650 square feet of retail space, one cellar level, and 22 enclosed parking spaces. Hill West Architects is the architect of record for the property, which is alternately addressed as 1481 Second Avenue and located at the corner of Second Avenue and East 77th Street.
Nearly all of the warm limestone cladding has been installed since our last update in early July, when the multifaceted crown was beginning to be enclosed. The tower crane was also disassembled from the broad eastern elevation and more of the floor-to-ceiling windows were installed across all sides of the reinforced concrete superstructure. The hoist on the rear western side remains in place.
255 East 77th Street. Photo by Michael Young.
255 East 77th Street. Photo by Michael Young.
255 East 77th Street. Photo by Michael Young.
255 East 77th Street. Photo by Michael Young.
255 East 77th Street. Photo by Michael Young.
255 East 77th Street. Photo by Michael Young.
255 East 77th Street. Photo by Michael Young.
255 East 77th Street. Photo by Michael Young.
255 East 77th Street. Photo by Michael Young.
255 East 77th Street. Photo by Michael Young.
255 East 77th Street. Photo by Michael Young.
255 East 77th Street. Photo by Michael Young.
255 East 77th Street. Photo by Michael Young.
255 East 77th Street. Photo by Michael Young.
255 East 77th Street. Photo by Michael Young.
The crown is already being illuminated at night, as seen in the following photo.
255 East 77th Street. Photo by Michael Young.
Naftali Group purchased the corner property for $73 million in 2021 and received $236 million in construction financing in the form of JPMorgan Chase’s $195 million senior loan and Starwood’s $41 million in mezzanine debt. Sales launched in September 2024 and the developer is projecting a sellout of $500 million. Compass Development Marketing Group is handling sales for the units.
Amenities at 255 East 77th Street will include a full-time doorman, concierge service, an outdoor garden, cold storage, a bike storage room, shared laundry room, and a fitness center and health club with a yoga studio, indoor swimming pool, sauna, and steam room. There will also be a package room, lounge, game room, pet spa, children’s playroom, and screening room. On-site parking and private storage space will be available for purchase.
Portland, Oregon-based ice cream chain Salt & Straw recently announced plans to occupy approximately 1,650 square feet of space on the ground level along Second Avenue. The storefront will be the company’s third New York location and is slated to open in spring 2027.
The closest subway from the site is the local 6 train at the 77th Street station to the west along Lexington Avenue. Also nearby is the 86th Street station for the Q train with an entrance at the corner of Second Avenue and East 83rd Street.
255 East 77th Street’s anticipated completion date is set for fall 2026, as noted on site.
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I feel the mid section arches were an unfortunate choice for an otherwise very attractive building. The tower seems to have a second base halfway up.
It looks a little disjointed
Love Michael Young’s ‘long shot’ of this building, it gives one a sense of how it dominates its neighborhood..for the moment, anyway.
Me too 📸 I just wish there was more ornamentation on the walls higher up the building, so the walls don’t look too bare if that makes sense.
Michael has made the most of the sun angles with the bas relief, which are just too shallow when the sun angle isn’t perfect. The mid-section really is just too much blank wall. But everything else also seems just a bit too flat and stripped down. It’s unfortunate the window frames match the stone color, making everything look all the more flat. Stern has set a very high bar, and this one didn’t quite make it.
I agree. He seems to have timed it perfectly to make the most of what was installed and optimizing the sun angle.
Certainly not RAMSA’s best effort, looks a bit of a mess but could have been worse I suppose
I have to agree. This looks more like a RAMSA knock-off than an genuine RAMSA.
This building is interesting. It’s primary facade is actually turned in midblock, which is of course because it’s meant to look west over the park. The blank street facing facade is just an afterthought to be endured by the neighborhood.
How is the east side of the facade considered “blank,” when there are so many functioning windows facing 2nd Avenue? Would you say the same is true for the southern facade of 220 Central Park South?
Yes, I agree, blank was too extreme, but the 2nd ave facade is clearly secondary. What it reflects is RE priorities in the city. It’s far more important to oversee the west than east. Imagine a market where some preferred a primary exposure east and some west? We would have a more balanced structure.
Please note that the Building is in Yorkville, not Lenox Hill. Lenox Hill ends at 72nd Street. Lenox Hill Post Office overlaps part of Yorkville.
I like most of RAMSA’s contributions to the city but this one is pretty… meh. There are nice aspects but it doesn’t form a cohesive design. Still, it could be a boring brick or glass box so… not nearly as bad as it could have been.
If the arches in the middle of the tower are where the swimming pool is located, I’d prefer to live above it rather that beneath it, in case there are ever any leaking issues!
Beyond that, this is another handsome addition to the skyline!
1650 square feet of commercial space is underwhelming for an Avenue superstructure
Is RAMSA saving his best work for West of Third Avenue?
The stone facade is unintentionally splotchy in color, and the cladding joints unintentionally prominent; both detract from the high-class look. But it’s a grand addition to the neighborhood. New Yorkers owe RAMSA much for its many distinguished contributions!
Michael’s photography is spectacular. I never tire of it.
Michael’s photography is, indeed, spectacular. Unfortunately, I’m afraid I won’t live long enough to see his compiled coffee-table tour de force.