Commercial space in the Upper East Side

New York City's PLUTO tax lot data (26v2) records about 38.7 million square feet of commercial floor area across 2,639 properties in the part of the Upper East Side Leasemark covers, including about 8.6 million square feet of office and about 7.6 million square feet of retail. The largest office building by that measure is 413 East 69th Street, at about 243,000 square feet. That is the existing building stock, not space currently available.

Ten subway stations sit within about 0.6 mi of the Upper East Side's commercial core, served by the 4, 5, 6, M, N, Q, R and W trains. The closest is 77 St (6), roughly 1 minute on foot; then 86 St (4 5 6), 68 St-Hunter College (6), 86 St (Q), Lexington Av/63 St (M Q), 72 St (Q), Lexington Av/59 St (N R W 4 5 6) and 3 more. Walking times are straight-line estimates from MTA station data.

Five of the ten stations within about 0.6 mi of the Upper East Side's commercial core are fully accessible, per the MTA: 68 St-Hunter College (6), 86 St (Q), Lexington Av/63 St (M Q), 72 St (Q) and 96 St (Q). 86 St (4 5 6) is partly accessible (one direction only).

The newest sale on record is 309 East 94th Street, which sold in August 2026 for $73.1 million to 309 EAST 94TH STREET DEVELOPMENT LLC, per the deed recorded with the city. 10 sales, $1.31 billion in all, have been recorded of the large commercial buildings Leasemark tracks in the Upper East Side since 2016.

See every building sale in the Upper East Side

On the Department of Finance's 2026/27 assessment roll, the 20 large commercial buildings Leasemark tracks in the Upper East Side that pay property tax come to a median of about $12.86 per square foot of floor area a year, with the middle half between $8.36 and $19.84. That is the taxable value after exemptions times the Class 4 rate of 10.848% (tax year 2025/26, the latest the city lists), before abatements such as ICAP. The largest estimated bill is 1334 York Avenue, about $6.55 million a year. 7 more buildings are fully exempt. Many office leases pass a tenant's share of increases over a base year through as additional rent.

How taxes show up in gross and net leases

In the 12 months to October 2026, the Department of Buildings issued first permits for 15 interior build-outs in 8 of the 27 large commercial buildings Leasemark tracks in the Upper East Side, with work permitted on 18 floors in all. Their filed cost estimates add up to about $9.2 million. The most were at 210 East 86th Street (6 build-outs). A build-out here is interior work on the same floors (construction, mechanical, plumbing, sprinklers and the like) first permitted within 120 days. New interior work usually follows a lease, so it is a rough sign of where tenants are moving in, but a permit does not say who the work is for.

Build-outs in every NYC neighborhood

It depends on the address. The tax covers Manhattan premises south of the center line of 96th Street, and the Upper East Side runs up to that line: space below 96th Street is in the zone, space above it is not. A tenant owes it only when base rent for the space is $250,000 a year or more. The tax is 6% of base rent after a 35% reduction, so 3.9% of rent, with a sliding credit between $250,000 and $300,000, and the Small Business Tax Credit wipes it out for businesses with total income of $5 million or less and base rent under $500,000.

Estimate it with the Commercial Rent Tax calculator

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