255 East 77: What the Offering Plan Says About Finishes, Amenities and Costs
255 East 77 is a 62-unit new condo on the Upper East Side, mostly three- to five-bedroom family homes with Miele kitchens and Waterworks baths. Its offering plan budgets a 24/7 doorman, a lifeguard for a 75-foot indoor lap pool and an automated garage, and buyers chip in at closing to buy the resident manager's apartment.
In brief: 255 East 77 is a 62-apartment new condo tower at East 77th Street and Second Avenue, built mostly for families: half the homes are four-bedrooms, and the largest penthouse is about 7,200 square feet. The offering plan specifies Miele kitchens with gas cooking, Waterworks and Toto baths, and a full club floor with a 75-foot stainless steel lap pool and a lifeguard. It also budgets a 24/7 doorman, a live-in resident manager in an apartment the condo buys, and a 22-car robotic garage.
What's Specific to It
- A staffed pool: the 75-foot indoor lap pool comes with a lifeguard about 70 hours a week and an amenity concierge, run by an outside provider for about $250,000 a year.
- You help buy the super's apartment: the condo will buy unit 4C, a two-bedroom offered at $2.95 million, for the resident manager, and each buyer pays a share of that cost (plus extra transfer tax) at closing.
- Robotic parking: 22 parking licenses use a computerized car lift off a porte cochere, with some plates set up for electric car charging. You get a plate type, not a numbered space.
- Unusual lobby amenities: a recording studio, a sports simulator room, a screening room and a children's room.
- Gas in the common charges: gas for heat, hot water and the Miele gas cooktops is paid through common charges.
- Next to the Second Avenue Subway: the plan warns train noise and vibration may be felt in the building.
255 East 77 (legally 255 East 77th Street Condominium) is a new-construction tower developed by the Naftali Group, with the residential entrance on East 77th Street and a single commercial unit facing Second Avenue. The New York Attorney General accepted its offering plan in June 2024. The plan shows what listings don't: model numbers, who staffs the lobby and what it all costs.
At a Glance
- Size: 62 apartments plus one commercial unit. The sponsor first offered 56 and said it would add the other six (the penthouses) later.
- Mix: seven two-bedrooms of about 1,440 to 1,540 square feet, ten three-bedrooms, 31 four-bedrooms, and larger five- to seven-bedroom homes up to a duplex penthouse of about 7,200 square feet.
- Offering prices: the sponsor's prices in Schedule A run from about $2.95 million to about $10.95 million for the priced homes; the penthouses had no listed price.
- Outdoor space: about 15 homes have private terraces of roughly 250 to 1,800 square feet.
Finishes
Kitchens
Every kitchen is Miele with gas cooking: typically a 36-inch cooktop, panel-ready fridge and freezer columns, convection and speed ovens and a warming drawer. The five-bedroom "D" line gets a 48-inch dual-fuel range. Add a panel-ready Sub-Zero wine cooler, stone slab counters, lacquer or wood cabinets with a white oak island, and a Lefroy Brooks faucet over Franke sinks.
Bathrooms
Primary baths have Waterworks Henry fittings in polished nickel (including a ceiling rain head), Kohler sinks, a wall-hung Toto toilet, a freestanding Duravit tub and stone mosaic floors. Secondary baths use Waterworks Ludlow fittings, a Toto Drake toilet and a Kohler tub. More in bathroom brands in NYC luxury condos.
Floors, walls and windows
- Floors: 3/4-inch engineered white oak planks over an acoustic underlayment. (manufacturer not yet chosen).
- Windows: aluminum, insulated-glass windows in a precast concrete facade.
- Fireplaces: the spec lists a gas fireplace from Home Crafts Fireplace Systems, but doesn't say which apartments get one.
Laundry, heating and cooling
Every apartment has its own washer and dryer (no shared laundry room): vented Maytag pairs on floors 23 and up, ventless Whirlpool pairs below.
Heating and cooling is a water-source VRF system with Hitachi equipment (10-year warranty), fresh air comes from central energy recovery units, and hot water from central gas boilers.
Good to know: the plan lets the sponsor substitute any finish or appliance with one of "comparable or better quality," so treat brand lists as the plan's baseline, not a guarantee.
Amenities
Amenities span three levels. Compare them with amenities by building size.
- Club floor: a stainless steel indoor lap pool, about 75 feet by 13'8" and 4 to 4.5 feet deep, plus a sauna, steam room, treatment room, lounge and an outdoor terrace.
- Fitness floor: a gym, a yoga studio and a private training room.
- Lobby level: a children's playroom, a recording studio, a sports simulator room and a screening room.
- Cellar: a dog spa, a bike room and a storage room.
Tip: storage bins (about 21 to 85 square feet) are sold by license and then cost about $1.25 per square foot a month; bike racks are about $30 a month.
Staffing and Services
The payroll estimate, based on a proposal from Century Management Services, mixes direct hires and contracted staff:
- Doorman: 24 hours a day, 7 days a week. Two of the three shifts are employed by the condo; one comes through a third-party staffing firm.
- Front desk attendant: 16 hours a day, handling packages, mail and concierge duties.
- Resident manager (super): full time, living in the building, employed by the condo.
- Two porters and a handyman, seven days a week.
- Amenity team: a separate outside provider supplies a full-time amenity concierge (40 hours a week, plus on-demand coverage around the clock) and a pool lifeguard about 70 hours a week.
The plan doesn't say whether the staff is unionized. It does say doorman and front desk hours may be reduced until enough apartments are occupied. See what a doorman costs.
What It Costs to Run
The sponsor's first-year budget (calendar 2027) is about $2.6 million. In Schedule A, the sponsor's estimated common charges run from about $1,600 a month for the two-bedrooms to about $4,800 for the largest priced homes, and roughly $6,000 to $8,800 for the penthouses. Real estate taxes are billed on top of that.
- Staff: about $955,000, or a bit over a third of the budget. Add the roughly $250,000 amenity and pool contract and people account for close to half.
- Utilities: about $290,000 for common-area electricity and about $180,000 for gas. Your own electricity is billed separately.
- Management: $120,000 a year to Naftali Management LLC.
Compare: common charge benchmarks and why condo operating costs differ.
Fine Print Worth Knowing
- The resident manager's apartment: the sponsor will sell unit 4C to the condo for $2.95 million, with about $115,000 in closing costs. Each buyer pays a proportionate share at closing, and the plan warns that share will likely add to the transfer taxes you pay.
- Parking is a license, not a deed: the 22 licenses (offered at about $11.5 million combined) give you a parking plate of a certain size, with or without EV charging, in an automated system, not a specific spot. See sold, licensed or leased parking.
- No reserve fund: the sponsor isn't funding a capital reserve, and the plan notes this could limit some mortgage options. Buyers pay two months of common charges into a working capital fund at closing.
Who's Behind It
The sponsor is 255 East 77th St. Owner LLC, part of the Naftali Group. Hill West Architects designed it, Naftali Management LLC is the managing agent, Compass Development Marketing Group is the selling agent, and Holland & Knight is sponsor's counsel. The plan doesn't name an interior designer.
Common Questions
Does 255 East 77 have a pool?
Yes. The offering plan describes a stainless steel indoor lap pool of about 75 feet on the club floor, with a lifeguard on duty about 70 hours a week.
What are the common charges at 255 East 77?
The sponsor's first-year estimates run from about $1,600 a month for a two-bedroom to roughly $8,800 for the duplex penthouse, before real estate taxes, and they include gas for heat, hot water and cooking.
Can I buy a parking space?
You can buy one of 22 parking licenses in the automated garage; you get a plate sized for your car, not a deeded space.
Where this comes from: the building's offering plan (CD230340) filed with the New York Attorney General, including Schedule A, the Schedule B first-year budget and the architect's description of the property. Prices and charges are the sponsor's projections, not sales. Updated October 2026.