New York City · Home sale

255 East 77th Street Unit Phc in Manhattan sells for $24.55 million

A condominium at 255 East 77th Street Unit Phc, Manhattan sold for $24,550,000 on October 19, 2026. See the seller and buyer net sheets for this sale.

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Automated sale report from public sales records · How we make these · Published November 11, 2026

Sold October 19, 2026 · New York, New York

Aerial view of 255 East 77th Street Unit Phc, Manhattan with the parcel outlined — Aerial photo: U.S. Geological Survey. Parcel outline: NYC Department of Finance. The photo can predate the sale.

Sale price: $24,550,000
Sold: October 19, 2026
Property type: Condominium
Living area: 5,472 sq ft
Year built: 2024

Seller and buyer net sheets for this sale

Seller Buyer

NetSheet.orgOctober 19, 2026

Seller's estimated net sheet

255 East 77th Street Unit Phc, Manhattan

Sale price	$24,550,000
Prorations
Property tax proration (refund to seller)	$281,887.81
Commission
Real estate commission (5%)	$1,227,500
Title and settlement
Settlement / closing fee	$250
Seller's attorney fee	$1,500
Transfer taxes and recording
NY State real estate transfer tax	$98,200
NY State additional transfer tax (NYC residential $3M+)	$61,375
NYC real property transfer tax (residential)	$349,837.50
Other costs
Wire / courier / payoff processing	$75
Total deductions	$1,738,737.50
Estimated net to seller	$23,093,150.31

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NetSheet.orgOctober 19, 2026

Buyer's estimated net sheet

255 East 77th Street Unit Phc, Manhattan

Purchase price	$24,550,000
New loan (80% of price)	$19,640,000
Down payment	$4,910,000
Title and settlement
Owner's title insurance policy	$77,105.55
Lender's title insurance policy	$21,494.60
Lender-required endorsements	$150
Settlement / closing fee	$250
Buyer's attorney fee	$2,000
Transfer taxes and recording
Mansion tax (NYC progressive, residential $1M+)	$920,625
NYC mortgage recording tax (borrower share)	$378,070
Deed recording fee	$250
Mortgage recording fee	$300
Prorations
Reimburse seller for prepaid taxes	$281,887.81
Lender charges
Loan origination (1%)	$196,400
Appraisal	$550
Credit report	$60
Underwriting / processing	$995
Flood certification	$25
Tax service fee	$80
Prepaids and escrow reserves
Prepaid interest	$45,467.95
Homeowner's insurance (12 months)	$98,200
Insurance escrow reserve (2 mo)	$16,366.67
Property tax escrow reserve (3 mo)	$101,268.75
Closing costs and prepaids	$2,141,546.33
Estimated cash to close	$7,051,546.33

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What these figures assume

A 5% total real estate commission.
The seller figure is before any mortgage payoff, which is not in the public record.
The buyer side assumes a conventional loan with 20% down.
Annual property tax estimated at 1.65% of price ($405,075).
Title and settlement fees are typical estimates, not quotes.

Selling in Manhattan?

New York City transfer tax and closing costs

A condominium at 255 East 77th Street Unit Phc in Manhattan sold for $24,550,000 on October 19, 2026, according to the New York City Department of Finance's ACRIS property records.

An aerial photo of the property shows its setting. Around it are apartment and condo buildings.

The record lists 255 East 77th ST Owner LLC as the seller and M. Nader Ahari, As Trustee and Blue Giraffe Trust as the buyer.

The NYC Department of Finance's records show 5,472 square feet of living area and a build year of 2024. Listing data shows 6 bedrooms and 7 bathrooms.

This summary was generated automatically from public sales records. How we make these.

What were the closing costs in New York City?

By our estimate, the seller's two largest charges, not counting commission and prorations, were $349,837.50 for the nYC real property transfer tax (residential) and $98,200 for the nY State real estate transfer tax. Who pays what follows New York City custom.

How much did the seller net?

By our estimate, the seller netted about $23,093,150. That assumes a 5% commission. It is before any mortgage payoff.

How much cash did the buyer bring to closing?

A buyer putting 20% down would need about $7,051,546 at closing. That covers the down payment and closing costs.

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255 East 77th Street Unit Phc, Manhattan, NY.

Source: NYC Department of Finance, ACRIS (NYC Open Data), document 2026102300361001. Property details: NYC Department of Finance. Net sheets are estimates from the NetSheet.org rules engine, not the parties' actual closing statements. Request a correction or removal.