760 Madison Avenue: The Giorgio Armani Residences

760 Madison Avenue is The Giorgio Armani Residences, a 13-storey limestone condominium by COOKFOX Architects that holds ten homes above the Giorgio Armani flagship boutique at East 65th Street.

It is new construction inside the Upper East Side Historic District, developed by SL Green Realty with interiors guided by Giorgio Armani. Here is what buying one of its ten apartments involves.

1. What the Building Is

760 Madison Avenue stands at the northwest corner of Madison Avenue and East 65th Street, in the Lenox Hill section of the Upper East Side, on a block that runs west to Fifth Avenue and Central Park. Its Department of Buildings filing records 13 storeys and 189 feet.

SL Green Realty developed the building in partnership with Giorgio Armani Corp., and COOKFOX Architects designed it, with interiors personally guided by Giorgio Armani. Victoria Hagan served as creative consultant to SL Green, and the Armani flagship boutique occupies the base. Leeding Builders Group was the general contractor.

Above the store are only ten condominium residences. City tax records list two homes each on the fourth and sixth floors, single homes on the fifth and the seventh to ninth floors, and two penthouses at the top, the upper one a duplex with Central Park views. The full-floor homes have four or five bedrooms.

The location is on Google Maps.

2. From Armani Boutique to Armani Residences

An Armani store has stood on this corner since 1996, in a commercial building designed by Peter Marino. SL Green took control of the property in 2012, and in January 2019 it and the Armani Group announced plans to replace that building with a new flagship and residences, with COOKFOX as architect.

Because the site lies in the Upper East Side Historic District, the plan needed Landmarks Preservation Commission approval. The commission granted it in May 2019, finding that the 1990s store was not one of the buildings for which the district was designated, so its demolition would not harm the district's character.

The project also takes in 19 and 21 East 65th Street next door, whose front facades were to be kept and restored as the new building connects to them. The 2019 announcement described 19 residences; the building as completed holds ten, and its first temporary certificate of occupancy was issued in June 2024.

Exterior changes here, including work on terraces, need a Landmarks permit as well as condominium consent.

3. Limestone, Setbacks and an Armani Interior

COOKFOX modelled the building on the great corner apartment houses of the Upper East Side, citing Rosario Candela's 740 Park Avenue. The facade is hand-set fluted Indiana limestone with bronze at the base, stepping back in cascading terraces toward a crown that encloses the rooftop machinery.

Sales materials presented these as the first homes in Manhattan whose interior design Giorgio Armani personally guided. Published specifications include honed limestone floors, Bardiglio marble kitchen islands and Rosa Aurora marble in the primary baths, and most homes have private landscaped terraces. Each home also has its own washer and dryer.

Shared spaces are few and closely tied to the brand: a fitness studio, a spa treatment room, a Zen tea room with service from Armani Ristorante, and a library and lounge furnished by Armani/Casa that opens onto a common terrace. The nearest subway is the 6 train at 68th Street-Hunter College.

Ask how costs are divided between the residences and the retail unit before comparing monthly charges.

4. Buying Here as an Overseas Purchaser

760 Madison is a condominium, so there is no co-op board approval, and a buyer abroad can purchase personally or, where the documents allow, through an entity. Some lenders offer mortgages to foreign nationals, but expect larger deposits and fuller documentation than a US borrower faces, so start the application before making an offer.

The buyer pays New York's mansion tax on residential purchases of $1 million or more, charged on the whole price at graduated rates from 1% between $1 million and $2 million up to 3.9% at $25 million and above. Since July 2026 the city has also levied an annual pied-à-terre surcharge on high-value apartments that are no one's primary residence, and its administration is before the courts.

On a later sale by a foreign owner, the buyer must withhold 15% of the gross price under FIRPTA unless an IRS withholding certificate reduces it. A non-resident who is not a US citizen has only a $60,000 US estate tax exemption on US-situs assets, so settle the ownership structure with tax counsel before contract.

With only ten homes in the building, have structure and financing settled before an apartment comes to market.

Recorded Sales: What the Public Record Shows

NYC's Department of Finance records every sale with its address and price. Between January 2023 and September 2026 it recorded 10 sales of apartments at 760 Madison Avenue, at a median price of $21.82 million. Half of them closed between $8.71 million and $23.06 million; the highest was $30.88 million.

A median across a whole building mixes small and large apartments, low floors and high ones, so it describes the building rather than any one residence. Use it to see how often apartments here change hands and where the building's prices sit. Price a specific apartment from recorded sales on the same line and floor range, which can be pulled from the deed records before you make an offer.

These are recorded deed prices, not asking prices, and none of them is a Reinvent NY transaction. A sale appears in the record weeks after closing, and a deed price can include a parking space or storage unit bought at the same time.

Final Thoughts: Ten Homes Above a Flagship

760 Madison combines three things rarely found together: new construction inside a historic district, a single brand's flagship at the base and only ten residences above. The setbacks give most homes outdoor space, and the upper floors look toward Central Park a block to the west.

The trade-offs come from the same features. A building this small spreads staff and upkeep across few owners, the retail unit shares the structure, and exterior changes answer to the Landmarks Preservation Commission as well as to the condominium's board of managers. Read the budget with that in mind, because fixed costs fall on fewer owners here than in a larger tower.

Price a specific apartment from recorded sales in the building and in comparable new condominiums nearby, not from asking prices. Then read the offering plan, its amendments and the declaration to see how costs are split between the residential and commercial units.

Request the offering plan, its amendments and the latest budget before you schedule a viewing.

Figures here describe the building, not any one apartment. Asking prices, monthly carrying costs, tax abatement status and sublet rules are established unit by unit from the offering plan, the most recent financial statement and the managing agent.

Reinvent NY Inc. provides real estate and business expansion consulting in New York. This article is for informational purposes only and does not constitute legal, tax or investment advice.

More buildings worth knowing: 100 Eleventh Avenue, 111 West 57th Street, 130 William. The full set is indexed under New York building profiles.