Monthly Take - December 2025

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DECEMBER 2025 MANHATTAN MONTHLY TAKE

The results from last month’s mayoral election clearly indicate that affordability, especially in housing, is the foremost concern for many New Yorkers. While we've consistently argued that rent freezes are ineffective, Compass' Leonard Steinberg has some suggestions of what CAN work! 1. Build more affordable options 2. Revise/simplify zoning and approvals 3. Speed up inspections 4. Provide better tax incentives to build more 5. Revise laws that don’t work to free up tens of thousands of vacant ‘ghost’ apartments 6. Increase construction labor supply, including smart visa programs 7. Incorporate more technology in the construction process 8. Reduce other consumer costs like childcare and healthcare 9. Remove all tariffs on construction supplies and materials 10. Identify government-owned land/buildings to help offset one of the biggest housing costs: the land.

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Read on and get our DECEMBER Take: ✦ New Development: 660 Lexington Avenue ✦ Food News: 🍴 New and Upcoming UES Food Spots 🍴 ✦ Celeb Real Estate Buzz ✦ NYC lifestyle: ✨New Retail on the UES✨ Let's talk soon! Stacey and Julie

New Development 660 Lexington Avenue (btwn East 55th and 56th Street) ✦ Developer: Rybak Development ✦ Architect: Zproekt Architecture ✦ 20-story full-floor condos ✦ 11-foot ceilings ✦ Approximately 5000 sf of amenities, including rooftop deck, fitness center, spa, and 11th floor loggia *Photo credits to the building website

🍴 New and Upcoming UES Food Spots🍴 ✦ Birley Bakery: Known for its artisanal breads, Viennese pastries, and cozy café experience, this London original is now home to the UES. 20 East 69th Street (btwn 5th and Madison Avenue) ✦ New Dining at the Metropolitan Museum of Art: Rita Sodi and Jody Williams, the acclaimed duo behind Via Carota in the West Village, are now partnering up with the Met to reimagine its food and drink offerings, first at the Fifth Avenue flagship and eventually at the Met Cloisters. Date TBD. 1000 5th Avenue (btwn 79th and 84th Street) ✦ New Eats at Sotheby's: The design studio Roman and Williams, which operates Soho fav La Mercerie, will open French fine dining restaurant Marcel and French bakery Le Mercerie Patisserie in the new Sotheby's headquarters at the former Whitney. Spring 2026. 945 Madison Avenue (btwn East 74th and 75th street)

Celeb Real Estate Rundown

✦ The late Joel Shapiro's NYC home at 130 East 67th Street, 2/3E LISTS for $4.75M: A 3-bed, 2.5-bath co-op includes 20-foot ceilings, a chef’s kitchen with a wine cellar, and a mezzanine overlooking the double-height living room. ✦ Playwright Thornton Wilder's former home at 81 Irving Place, 15DE LISTS for $1.65M: A 2-bed, 2-bath co-op boasts beamed ceilings, triple exposures with city and Gramercy Park views, and restored prewar details. ✦ The late Paul Newman's NYC guest suite at 1120 Fifth Avenue, MAIS LISTS for $1.69M: The 2-bedroom, 1.5-bath private office/guest suite accompanied Newman's main home above, which sold in a bidding war for $14M in July. The residence features original architectural details and views of Central Park.

✨New Retail on the UES✨

The Upper East Side is having a moment with lots of “cool” new retail. Just to name a few of our faves: ✦ Favorite Daughter: Founded by the Foster sisters, Erin & Sara, and recently worn on the Netflix series “Nobody Wants This”. We love their denim and great holiday dresses too. 1133 Madison Avenue between 84th-85th (just opened!) ✦ DÔEN: Founded by the Kleveland sisters, Margaret & Katherine, in LA, this beautiful line is rooted in femininity and vintage-inspired, with a romantic effortlessness. 1013 Madison Avenue between 78th-80th (opening soon!) ✦ Thom Browne: Known for their signature ribbon details, their tailored pieces perfectly capture the modern take on classic proportions. 17 East 72nd (clothing) 898 Madison/72nd-73rd (accessories only)

How is the Luxury Market YTD? Residential Properties In Contract $4MM and above Source: Olshan Report Co-op November 2025: 281 November 2024: 247 Condo November 2025: 861 November 2024: 819 Condop November 2025: 21 November 2024: 15 Townhouse November 2025: 151 November 2024: 125 Total Contracts November 2025: 1,314 November 2024: 1,206 Avg. Price Reduction November 2025: 9% November 2024: 10% Avg. Days On Market November 2025: 673 November 2024: 675

Which Kanbar Kopel Team Listing is your Favorite?

Featured Active Listing

400 East 67th Street, Apt. 3CD 4 BD | 4 BA | $2,995,000 | Active

Featured In Contract 40 East 66th Street, Apt. 4B 3 BD | 4 BA | $6,500,000 | In Contract 211 West 84th Street, Apt. 6E 2 BD | 3 BA | $3,675,000 | In Contract 215 West 88th Street, Apt. 3E 3 BD | 3 BA | $2,395,000 | In Contract 155 West 68th Street, Apt. 34E 2 BD | 3 BA | $2,195,000 | In Contract 175 East Broadway, Apt. 4C 2 BD | 2 BA | $1,695,000 | In Contract 315 Riverside Drive, Apt. 11B 2 BD | 2 BA | $1,525,000 | In Contract 401 East 86th Street, Apt. 5C 2 BD | 2 BA | $1,435,000 | In Contract 300 East 71st Street, Apt. 9G 3 BD | 2 BA | $1,300,000 | In Contract 14 East 92nd Street, Apt. 4 2 BD | 2 BA | $1,250,000 | In Contract 403 East 62nd Street, Apt. 7C 1 BD | 1 BA | $749,000 | In Contract 304 West 88th Street, Apt. 4B 1 BD | 1 BA | $525,000 | In Contract

Featured Transactions

1 5th Avenue, Apt. 5GH 2 BD | 3 BA | $4,250,000 | Sold 860 5th Avenue, Apt. 11H 2 BD | 2 BA | $4,650,000 | Sold 235 West 71st Street, Apt. 6A 4 BD | 4 BA | $4,500,000 | Sold 33 West 67th Street, Apt. 6FE 3 BD | 2 BA | $2,600,000 | Sold 4 East 77th Street 6 BD | 12 BA | $16,000,000 | Sold 33 East 70th Street, Apt. 10D/11D 8 BD | 10 BA | $12,000,000 | Sold 200 East 79th Street, Apt. 4B 4 BD | 5 BA | $4,999,999 | Sold 360 East 89th Street, Apt. 31B 3 BD | 4 BA | $4,375,000 | Sold 430 East 58th Street, Apt. 28A 3 BD | 4 BA | $4,300,000 | Sold 50 Bridge Park Drive, Apt. 8A 4 BD | 4 BA | $4,250,000 | Sold 325 West End Avenue, Apt. 4A 4 BD | 4 BA | $3,712,500 | Sold 315 Riverside Drive, Apt. 11D 3 BD | 3 BA | $2,500,000 | Sold 91 Central Park West, Apt. 12E 2 BD | 2 BA | $2,475,000 | Sold 125 East 84th Street, Apt. 2A 3 BD | 3 BA | $2,395,000 | Sold 200 East 66th Street, Apt. D1203 2 BD | 2 BA | $2,275,000 | Sold 10 Madison Square West, Apt. 7H 1 BD | 1 BA | $1,900,000 | Sold 201 East 66th Street, Apt. 10M 2 BD | 2 BA | $1,850,000 | Sold 2025 Broadway, Apt. 7AB 3 BD | 2 BA | $1,400,000 | Sold 515 East 79th Street, Apt. 29B 2 BD | 3 BA | $1,325,000 | Sold 201 East 17th Street, Apt. 16H 2 BD | 2 BA | $1,300,000 | Sold 56 Pine Street, Apt 12E 1 BD | 1 BA | $499,000 | Sold

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Office: 646-982-0353 Compass is a licensed real estate broker. All material is intended for informational purposes only and is compiled from sources deemed reliable but is subject to errors, omissions, changes in price, condition, sale, or withdrawal without notice. No statement is made as to the accuracy of any description or measurements (including square footage). This is not intended to solicit property already listed. No financial or legal advice provided. Equal Housing Opportunity. All Coming Soon listings in NYC are simultaneously syndicated to the REBNY RLS. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions.

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