The Harper: ODA's 310 East 86th Street Condo in Yorkville

The Harper is a 21-storey limestone condominium at 310 East 86th Street in Yorkville, designed by ODA for Izaki Group Investments (IGI) and completed in late 2023.

Its 63 residences, all of two to four bedrooms, were planned around families, with music and maker studios alongside the usual gym. Here is what the building is and what buying there involves.

1. What the Building Is

The Harper stands on East 86th Street between First and Second Avenues. Izaki Group Investments developed it and ODA designed it, the pair's first project uptown after earlier collaborations in Chelsea and Tribeca. The press describes it as 21 storeys; the city's planning data record 20 floors.

There are 63 residences of two to four bedrooms. The city's tax roll lists 63 residential condominium units, three commercial units and 35 separate storage units, each with its own tax lot. The same property also appears under 306, 308, 312 and 314 East 86th Street.

City planning data place the lot outside any historic district and do not flag it as inside FEMA's 1% annual chance floodplain. The ground-floor retail space is leased to two fitness and wellness studios, The Formula x Meredith and the Pilates studio BODYROK, so ask how the commercial units contribute to the building's shared costs and what uses the declaration permits there.

The location is on Google Maps.

2. Limestone, a Cantilever and Setbacks

ODA clad the building in limestone to match its surroundings, then set it apart with oversized windows, a cantilever and several setbacks, blending Art Deco and Bauhaus references. The setbacks create terraces and balconies on select apartments.

The rooftop has landscaped terraces with outdoor kitchens, televisions and fireplaces for residents. Ask how the roof is booked, what rules govern its use, and how its kitchens and fire features are maintained.

Residences were fitted with in-unit washers and dryers and finishes from Poliform, Waterworks and Miele. Ask whether a given apartment has private outdoor space and how much of the window wall is operable.

Ask which exposures a given apartment has, since lines facing 86th Street and the rear differ in light and noise.

3. Amenities and Location

The amenity programme is aimed at families: a music studio with practice and recording rooms run with School of Rock, an artist and maker studio activated by Robofun, a children's playroom with a custom climbing structure, a teen lounge, a games lounge, a library and a fitness centre, with a 24-hour attended lobby, pet spa and bike storage.

Programmed rooms run by outside operators are useful but raise questions: ask whether those services are included in common charges or billed separately, and what happens if an operator's contract ends. Separately deeded storage units are another point; ask whether one is included with the apartment you are considering.

The Q train at 86th Street and Second Avenue is close by, the 4, 5 and 6 trains at Lexington Avenue are about a quarter mile west, and Carl Schurz Park on the East River is a short walk east.

Ask whether a storage unit transfers with the apartment or is sold under a separate deed.

4. Buying Here as an Overseas Purchaser

The Harper is a condominium, so there is no co-op board interview; boards typically hold only a right of first refusal, which you should ask to see waived in writing. If you buy a storage unit with the apartment, make sure both lots are named in the contract and the deed.

At closing 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. On a later sale by a foreign owner, FIRPTA withholding of 15% of the gross price applies 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 unless a treaty provides more, so decide between personal ownership, an LLC or another structure with tax counsel before contract, not after.

Settle structure and financing first, then make the offer.

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 57 sales of apartments at The Harper, at a median price of $3.6 million. Half of them closed between $2.32 million and $4.28 million; the highest was $7.4 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: Family Scale in Yorkville

The Harper offers family-sized condominium apartments in a limestone building by ODA, with an amenity programme built around music, making and play, a block from the Second Avenue subway.

The trade-offs are a short operating history, amenity rooms that depend on outside operators and a separate market in storage units. Each is manageable, but each belongs in the numbers from the first conversation.

Price a specific apartment from recorded sales on the same line and floor range rather than a building-wide average, then read the offering plan, the latest financial statements and the board minutes before committing.

Request the offering plan and recent financials 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.