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NYC Neighborhood Comparison
Side-by-side market data, transit, and neighborhood profiles to help you decide.
Manhattan
Manhattan
For buyers focused on affordability, Central Park South has the lower median sale price at $1.1M vs $1.3M in Upper East Side.
Investors analyzing rental yield will find Central Park South offers a stronger rent-to-price ratio based on current market data.
Commuters have more transit options in Central Park South, which is served by 15 subway lines compared to 3 in Upper East Side.
| Metric | Central Park South | Upper East Side |
|---|---|---|
| Median Sale Price | $1,072,500 | $1,332,500 |
| Median Condo Price | N/A | $1,800,000 |
| Median Co-op Price | $1,900,000 | $1,167,500 |
| Median Rent | $12,000 | $4,270 |
| Active Listings | 74 | 1593 |
| Rental Inventory | 50 | 1686 |
| Days on Market | 80.5 | 59 |
| Price Cut Share | 17.6% | 13.1% |
| Monthly Sales Volume | 2 | 170 |
| YoY Price Change | -57.9% | +31.0% |
| YoY Rent Change | +50.1% | +6.9% |
| YoY Inventory Change | +12.1% | -3.7% |
| Subway Lines | 1 4 5 6 A B C D E F M N Q R W | 4 5 6 |
Prices in Central Park South moved -57.9% over the past year, compared to +31.0% in Upper East Side. Upper East Side is seeing price appreciation while Central Park South has softened, pointing to different supply-demand dynamics in each market.
Central Park South is one of the most recognized and sought-after residential stretches in the world. Often associated with 'Billionaires' Row,' the neighborhood offers unparalleled, unobstructed views of Central Park. The real estate market is a mix of legendary pre-war cooperatives, historic hotels-turned-residences, and soaring ultra-luxury glass towers that provide the pinnacle of New York City living and white-glove service.
View Full Market ReportThe Upper East Side remains the gold standard for classic New York elegance. Known for 'Museum Mile' and its low-traffic, tree-lined streets, the neighborhood offers a refined lifestyle away from the midtown bustle. While famous for its historic cooperatives, the area has seen a recent surge in ultra-luxury new construction condos, particularly along the Second Avenue Subway corridor, making it a top choice for both traditionalists and modern buyers.
View Full Market Report57 St (F N Q R W) — 0.1 mi
59 St-Columbus Circle (1 A B C D) — 0.3 mi
5 Av/53 St (E M) — 0.4 mi
66 St-Lincoln Center (1) — 0.6 mi
59 St (4 5 6) — 0.7 mi
77 St (6) — 0.2 mi
86 St (4 5 6) — 0.4 mi
68 St-Hunter College (6) — 0.5 mi
Listing data is derived in whole or in part from the RLS at REBNY (Real Estate Board of New York) Internet Data Exchange (IDX) database. Real estate listings held by brokerage firms other than Milton Coste | Keller Williams NYC are marked with the RLS logo. The information provided is for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is refreshed every 15 minutes per REBNY IDX requirements.
From the 2008 financial crisis through the 2020 pandemic, the NYC metro Case-Shiller composite fell about 25% peak-to-trough between 2007 and 2012, then fully recovered by 2017 and gained another 15% through Q1 2020. Central Park South and Upper East Side both tracked this broader NYC arc, with annual closing volume contracting sharply in 2009 and again in Q2 2020 before normalizing.
Manhattan core neighborhoods such as Central Park South and Upper East Side showed shallower price drawdowns than the metro composite. Co-op resale prices in established Manhattan submarkets typically retraced 10% to 15% from 2008 peaks, versus the wider 25% NYC metro decline, reflecting deeper buyer pools and tighter post-2010 inventory.
Source: Per Case-Shiller Home Price Index, NYC metro subset, 2008-2020, cross-referenced with StreetEasy historical price data series.
| Metric (2026) | Central Park South | Upper East Side |
|---|---|---|
| Median Sale Price | $1,072,500 | $1,332,500 |
| Median Rent | $12,000/mo | $4,270/mo |
| Year-over-Year Price Change | -57.9% | +31.0% |
| Average Days on Market | 80.5 days | 59 days |
| Distance to Nearest Subway | 0.06 mi | 0.17 mi |
Table values reflect current 2026 market conditions. Historical 2008-2020 commentary is sourced from Case-Shiller NYC metro composite and StreetEasy historical series.
With 25+ years of experience across all five boroughs, I can help you find the right neighborhood for your lifestyle and budget.
Data updated: