175 East 82nd Street Condos: What the Offering Plan Says
175 East 82nd Street is a new 38-story condo at Third Avenue with 73 homes. Its offering plan details Miele kitchens and Waterworks baths, a pool and club floors at marketing floors 24 and 25, an automated parking garage, and a first-year budget of about $3.9 million.
In brief: 175 East 82nd Street is a new 38-story condo at the corner of Third Avenue on the Upper East Side, with 73 homes over one retail unit. The plan doesn't give it a marketing name. Its offering plan describes Miele kitchens, Waterworks baths and two amenity floors with a pool, sauna, gym and outdoor loggia. What sets it apart: an automated robotic parking garage with just eight spaces, a pool run by an outside operator, and a superintendent's apartment that buyers help pay for at closing.
What's Specific to It
- Buyers chip in for the super's apartment. Unit 3C will be sold to the condo board for $4.2 million as the superintendent's home. Each buyer pays a share of that cost at closing, based on their unit's common interest.
- Robotic parking. A Volley Automation system on the ground floor holds eight spaces, entered from a porte-cochere on 82nd Street. Spaces aren't assigned or attended. The first six go with the penthouses, Unit 9A and the super's unit.
- A pool run by an outside operator. The condo plans to hire LIV unltd. to run the pool with a manager and lifeguards, at about $295,000 in the first year.
- Most homes aren't on the market yet. Only 12 of the 73 homes were released at first. The sponsor is holding back 61, with no timeline for releasing them, and may rent unsold units.
- Lot-line windows with an easement. Some bedrooms and living rooms on the north side have lot-line windows. An easement from 170 East 83rd Street lets them count as legal light and air.
- Amenities may come later. The pool, gym, parking and other shared spaces may take up to 12 months after the first closing to open.
Listing photos of 175 East 82nd Street can show you the views. The offering plan, the document the developer filed with the New York Attorney General, tells you how the building will be run and what you agree to when you buy. New to these documents? Start with what a condo offering plan is.
At a Glance
- What it is: a new 38-story building on the northwest corner of East 82nd Street and Third Avenue. The site was previously used as multifamily housing, and the building isn't in a landmark district.
- Size: 73 apartments, 1 commercial unit, 15 storage spaces and 8 parking spaces.
- Layouts: 5 one-bedrooms, 19 two-bedrooms, 25 three-bedrooms, 20 four-bedrooms, and four larger duplexes and penthouses with five or six bedrooms. The top home is a full-floor duplex on marketing floors 37 and 38.
- Offering prices: the 11 homes first released for sale run from about $2.7 million for a one-bedroom to $24 million for a five-bedroom penthouse duplex. These are asking prices, not sales, and the other homes weren't priced.
- Common charges: roughly $1,400 to $18,400 a month, depending on the unit, under the sponsor's first-year projection.
Finishes
Kitchens
Kitchens are all Miele with paneled appliances: an integrated refrigerator and separate freezer, an induction cooktop, a convection oven, a speed oven and a dishwasher. Larger layouts get a 36-inch cooktop, two convection ovens and a wine fridge, and some get two dishwashers. Cabinets are wood veneer with stone counters and backsplash, and the faucet is Waterworks. See kitchen appliance brands in NYC condos.
Good to know: the range hood vents to a central exhaust. The cooktops are induction, so there's no gas cooking. Compare gas vs. induction in NYC condos.
Bathrooms
Fixtures are mostly Waterworks in polished nickel, with rain showerheads and custom glass shower doors. Some primary baths get a freestanding Waterworks tub, and secondary baths get a 60-inch Waterworks tub with Kallista faucets. Primary baths have heated floors. For context, see bathroom brands in NYC luxury condos.
Floors and windows
- Floors: 7-inch-wide engineered European oak.
- Windows: thermally broken aluminum windows with double-pane low-E glass.
Laundry, heating and cooling
- Laundry: every home gets a GE Profile washer and vented dryer.
- Heating and cooling: apartments use a VRF system for heat and air conditioning, with fresh air from an energy recovery unit. A central gas boiler plant supplies hot water.
- Electricity: you pay for your own apartment's power.
Compare with NYC condo finishes since 2010.
Amenities
The shared spaces sit on two club floors in the middle of the tower:
- Marketing floor 24: a heated indoor pool, a sauna, a lounge, a media room and an outdoor loggia with dining tables and lounge seating.
- Marketing floor 25: a fitness center, a yoga studio, a treatment room and a kids' room.
- Ground floor and cellar: the lobby with a seating area, a package room, a bike room, storage spaces and the automated garage.
The plan lists the gym equipment, including treadmills, ellipticals, bikes, a Smith machine and weight machines.
Tip: storage spaces are licenses, not deeded units, at $50 a month after the first year. Parking owners pay an annual fee, $720 per space in the first year. Read more on condo storage and condo parking.
Staffing and Services
The plan projects a union staff, paid at Local 32BJ rates:
- 1 live-in superintendent
- Concierges and doorpersons covering the front desk 24 hours a day
- 1 handyperson and 3 porters
An outside amenity manager runs the pool. Full staffing may not start until up to 12 months after the first closing. See where condo common charges go for context.
What It Costs to Run
The sponsor projects a first-year budget of about $3.9 million (July 2027 to June 2028). Residential owners carry about 97% of it. A few lines stand out:
| Budget line | Approx. first-year cost |
|---|---|
| Staff wages, taxes and union benefits | $1.4 million |
| Electricity | $572,000 |
| Insurance | $449,000 |
| Services and supplies | $445,000 |
| Pool operator | $295,000 |
| Heat and hot water | $212,000 |
| Reserve fund | $97,000 |
Staff is about 36% of the budget. The super's apartment adds about $50,000 a year, mostly its property taxes.
Common charges run roughly $1,400 a month for a one-bedroom to about $18,400 for the largest penthouse. Estimated property taxes are about the same amount again. Read more on common charges and why operating costs differ.
Good to know: the budget sets aside about $97,000 a year for reserves. At closing you pay a working capital contribution of one month's common charges, plus your share of the super's apartment. See the working capital contribution.
Fine Print Worth Knowing
- Withheld units and rentals. The sponsor is holding back 61 homes and may rent unsold ones. Lenders may offer fewer loan options if many units are rented.
- Air rights. The sponsor keeps all unused development rights and can transfer them to neighboring property.
- Retail on the ground floor. The commercial unit can be used from 6 a.m. to 11 p.m. for most legal uses, and it can be split for more than one tenant.
- Contract terms. You waive a jury trial and must keep the purchase agreement confidential.
Who's Behind It
- Sponsor: East 82 Owner LLC, care of Douglaston Development
- Architect: CetraRuddy Architecture
- Managing agent: Clinton Management
- Selling agent: Brown Harris Stevens Marketing and Sales
- Tax consultant: Tuchman, Weiss, Liebman & Lindemann
The plan doesn't name an interior designer.
Common Questions
Does 175 East 82nd Street have a pool?
Yes. The plan describes a heated indoor pool on marketing floor 24, with a sauna and outdoor loggia, run by an outside operator that supplies lifeguards. It may not open until up to 12 months after the first closing.
How much are common charges at 175 East 82nd Street?
Under the sponsor's first-year projection, roughly $1,400 to $18,400 a month depending on the unit, with estimated property taxes of a similar size on top.
Does 175 East 82nd Street have parking?
Yes, but only eight spaces in an automated garage. Each space belongs to a specific unit, and owners pay an annual fee for operation and upkeep.
Where this comes from: the building's offering plan (CD260090), filed with the New York Attorney General, including its Schedule A price list and Schedule B first-year budget. Prices are the sponsor's offering prices, not sales. Updated October 2026.