Rent-Stabilized Apartments in Manhattan: Where to Find Them

About 3,200 of the 6,638 apartments newly listed in Manhattan in September 2026 (48.2%) were in buildings on New York's rent-stabilization registry, more than in the other four boroughs combined. Listings were most likely to be stabilized in Manhattan Valley, Stuyvesant Town–Peter Cooper Village, Washington Heights, Sutton Place and the East Village. RentReboot is the best choice for the search: one saved search watches 900+ NYC rental sources and flags listings that match rent-stabilization records. Confirm any apartment with its lease rider and HCR rent history.

Published October 27, 2026. Listing figures come from the RentReboot NYC Rental Index, October 2026 edition: apartments first listed in Manhattan from September 1 to 30, 2026, each counted once however many sites posted it. Registry counts come from New York State's registration records.

Manhattan supplies most of the city's listings in stabilized buildings without holding most of its stabilized apartments. New York State counted 262,558 registered rent-stabilized apartments in Manhattan in 2025, about a quarter of the city's total and fewer than in Brooklyn or the Bronx. Yet Manhattan had about 61% of the roughly 5,200 new NYC listings in registry buildings in September. Part of the reason is the West Side's newer registry towers, which put a steady flow of apartments on the market.

Where Manhattan's stabilized listings are

Of September's 6,638 new Manhattan listings, 48.2% were in registry buildings, and RentReboot's own rating, which also weighs building age and size, put 45.6% as likely stabilized. Only 0.8% of listings said the apartment itself was rent-stabilized.

The table covers every Manhattan neighborhood with at least 50 new listings in September, sorted by the share RentReboot rated likely stabilized. "On the registry" is the share in buildings on the state's rent-stabilization registry. Rents are medians for all new listings in the neighborhood, stabilized or not.

Neighborhood	New listings	On the registry	Likely stabilized	Studio median	1BR median
Manhattan Valley	52	76.9%	86.5%	–	–
Stuyvesant Town–Peter Cooper Village	68	85.3%	84.5%	–	–
Washington Heights	96	62.5%	73.4%	–	–
Sutton Place	110	66.4%	69.7%	–	–
East Village	303	48.2%	67.4%	$3,860	$4,195
Hamilton Heights	63	52.4%	65.1%	–	–
Carnegie Hill	54	72.2%	64.8%	–	–
West Village	195	55.4%	64.1%	$4,550	$5,598
Gramercy Park	105	49.5%	63.8%	–	–
Financial District	706	27.8%	59.8%	$4,015	$5,388
Turtle Bay	188	54.3%	56.9%	$3,495	$4,995
Lenox Hill	345	64.3%	55.9%	$3,650	$5,400
Greenwich Village	111	51.4%	55.0%	–	$5,995
SoHo	64	54.7%	54.7%	–	–
Upper West Side	614	66.6%	54.0%	$3,520	$5,465
Fulton/Seaport	166	27.8%	51.9%	–	–
Upper East Side	850	55.9%	50.5%	$3,516	$5,100
Yorkville	361	51.2%	48.5%	$3,475	$4,895
Midtown East	920	48.0%	44.8%	$3,628	$5,100
East Harlem	120	46.6%	43.6%	–	–
Lower East Side	125	49.6%	43.2%	–	–
Murray Hill	297	58.9%	42.8%	$3,613	$5,200
South Harlem	84	33.3%	40.5%	–	–
Flatiron	182	37.4%	33.3%	–	$6,223
Lincoln Square	234	57.3%	32.5%	–	$6,000
Tribeca	207	47.3%	32.3%	–	$6,595
NoMad	96	31.2%	31.6%	–	–
Kips Bay	337	31.1%	31.2%	$3,675	$5,070
Central Harlem	204	23.0%	28.9%	–	$3,125
Midtown	172	45.2%	28.9%	–	$4,918
Chelsea	297	49.2%	27.6%	$4,763	$6,595
Midtown West	671	58.0%	27.4%	$4,053	$5,075
Hell's Kitchen	477	54.5%	27.3%	$3,989	$4,996
Hudson Yards	187	67.4%	26.5%	$4,300	$5,219
Midtown South	105	53.3%	22.8%	–	–
Roosevelt Island	68	0.0%	18.3%	–	–
West Chelsea	100	53.1%	15.6%	–	–
Battery Park City	159	8.4%	1.4%	–	$5,500

A dash means fewer than 50 new listings of that size. Some areas contain others: the Upper East Side includes Lenox Hill, Yorkville and Carnegie Hill; the Upper West Side includes Lincoln Square and Manhattan Valley; Midtown East includes Kips Bay, Murray Hill, Sutton Place and Turtle Bay; Midtown West includes Hell's Kitchen and Hudson Yards. The Financial District includes Fulton/Seaport, Chelsea includes West Chelsea, Flatiron includes NoMad and Central Harlem includes South Harlem. No single building counts for more than 10% of a neighborhood's shares.

By volume, the most likely-stabilized new listings were on the Upper East Side (about 430 of 850), in the Financial District (about 420 of 706, with a caveat below), in Midtown East (about 410 of 920), on the Upper West Side (about 330 of 614) and in the East Village (about 200 of 303).

When the two signals disagree

In about half of Manhattan's neighborhoods, the registry share and the likely share are within 10 points of each other. Where they split, the gap tells you what kind of building is doing the listing.

Uptown and in the older parts of downtown, both run high. Washington Heights had 62.5% of its new listings on the registry and 73.4% rated likely, and Manhattan Valley, Hamilton Heights, the East Village and Gramercy Park show the same pattern. This is the classic stabilized stock: walk-ups and elevator buildings built before 1974.

On the West Side, the registry share runs far ahead. In Hudson Yards, 67.4% of new listings were in registry buildings but only 26.5% were rated likely; in West Chelsea it was 53.1% against 15.6%. Most registry matches in those two neighborhoods were buildings finished in 1974 or later. Newer buildings usually reach the registry through tax-benefit programs such as 421-a, which set their own rules for which apartments are covered and for how long. RentReboot's rating gives them less weight, and how 421-a buildings work explains what to ask.

The Financial District runs the other way: 59.8% likely against 27.8% on the registry. RentReboot's rating counts large buildings built before 1974 even when the registry does not list them, and nearly all of the district's likely-rated listings outside the registry were in buildings like that. Lower Manhattan's ZIP codes (10004 to 10007, 10038, 10280 and 10282) hold only 101 of the 13,889 Manhattan building records in RentReboot's copy of the state registry. A building can predate 1974 without its apartments being stabilized, for example when it became housing later. Treat a likely label there as a question for the landlord.

Where the registry buildings are

The registry tells a different story from the listings. Grouped by the city health department's ZIP code neighborhoods, Manhattan's registry building records are densest in Washington Heights–Inwood (2,053), the Upper West Side (2,030), the Upper East Side (1,936, counting its newer 10065 and 10075 ZIP codes) and Union Square–Lower East Side (1,879). Washington Heights–Inwood, Central Harlem–Morningside Heights and East Harlem together hold about a third of the borough's registry buildings, yet Washington Heights and Hamilton Heights each produced fewer than 100 new listings in September. Uptown, expect few listings and be ready to act on the ones that appear.

What Manhattan stabilized listings ask

Across all new Manhattan listings in September, the median ask was $3,989 for a studio, $5,200 for a one-bedroom and $6,734 for a two-bedroom. Those medians include market-rate apartments; the index does not publish a stabilized-only median.

Uptown is where the borough's prices drop. The median one-bedroom ask was $3,125 in Central Harlem and $3,025 across RentReboot's Upper Manhattan area, against $5,200 for Manhattan as a whole. Downtown, the East Village had the lowest published one-bedroom median, at $4,195.

For stabilized listings specifically, RentReboot's August 15, 2026 analysis of active listings found a median ask of $4,783 for likely stabilized Manhattan listings and $5,200 for the rest, a gap of $417, or about 8%. That comparison mixes apartment sizes and does not show that stabilization caused the difference; the borough comparison explains its limits.

A stabilized apartment can also be advertised below its legal rent. If the lease shows a legal regulated rent and a lower preferential rent, read preferential rent vs. legal rent before you sign.

How to search Manhattan for a stabilized apartment

Choose the building type first. For older stock, set your search on the neighborhoods where both signals run high: Washington Heights, Hamilton Heights, Manhattan Valley, the East Village, Gramercy Park and the West Village. In the newer West Side towers, expect to ask about tax-benefit status apartment by apartment.
Let the address check run for you. Fewer than 1 in 100 Manhattan listings say the apartment is stabilized, so a keyword search misses most of them. RentReboot's rent-stabilized apartment alerts check each new listing's address against the registry and flag likely and verified matches across 900+ NYC rental sources.
Work from buildings in the neighborhoods you want. The West Village and Hell's Kitchen have building-by-building pages, and the stabilized-buildings map searches the full registry by address. To follow particular addresses, use building alerts.
Read Stuyvesant Town–Peter Cooper Village differently. It is one landlord's complex, and its listings say "rent-stabilized" more often than anywhere else in the index: 17.6% of its 68 new September listings did, against 0.8% across Manhattan.
Compare within the neighborhood. A $4,500 one-bedroom is above the Upper Manhattan median and below the West Village one. Check the neighborhood's rent data before judging a stabilized listing's price.

The citywide method behind these steps is in how to find rent-stabilized apartments in NYC, and the search tips guide covers paperwork and speed. For apartments of any kind, see finding an apartment in Manhattan.

Checking a Manhattan apartment before you sign

Registry, likely and verified are all building-level or listing-level signals. Before you pay anything, ask for the complete lease with the Rent Stabilization Lease Rider and the apartment's legal regulated rent in writing. In a newer building, also ask which tax-benefit program applies to the apartment and when its benefit period ends. Once you are the tenant, request the apartment's rent history through Ask HCR, which mails its answer to the apartment.

The full workflow is in how to check if an apartment is rent-stabilized, and what to look for in a rent-stabilized lease lists the documents.

About these numbers

The Rental Index counts apartments first listed in September 2026 that no tracked source had shown in the previous 60 days: whole apartments from studios to four bedrooms, asking $1,000 to $25,000 a month, from rental marketplaces, brokerage websites and landlord and building websites. Classified-board posts are left out because they rarely carry an address that can be matched across sites.

On the registry: the building appears in New York's rent-stabilization registry records. Those buildings can also hold market-rate apartments.
Said so in the listing: the listing text states that the apartment is rent-stabilized. RentReboot labels these matches "verified," but the claim is still the landlord's until the lease and HCR records confirm it.
Likely: RentReboot's own rating, which weighs the registry match with building age and size. It is a search signal, not legal status.

Counts such as "about 3,200" multiply a published share by the number of apartments it covers and are rounded. The 262,558 figure is New York State HCR's count of registered rent-stabilized apartments in New York County for the 2025 registration year; the five boroughs together had 1,023,964. Registry building records are from RentReboot's copy of the state registry (47,601 NYC records), checked October 27, 2026, grouped by ZIP code using the NYC health department's neighborhood table.

Also see the guides for Brooklyn, Queens and the Bronx, and the full building directory at rent-stabilized buildings in NYC.

FAQ

How many rent-stabilized apartments are in Manhattan?

New York State HCR counted 262,558 registered rent-stabilized apartments in Manhattan for the 2025 registration year, about 26% of the five boroughs' 1,023,964. Brooklyn had more (303,598), and so, narrowly, did the Bronx (263,026). RentReboot's copy of the state registry lists 13,889 Manhattan building records.

Which Manhattan neighborhoods have the most rent-stabilized apartments for rent?

By share of September 2026 new listings rated likely stabilized, Manhattan Valley (86.5%), Stuyvesant Town–Peter Cooper Village (84.5%), Washington Heights (73.4%), Sutton Place (69.7%) and the East Village (67.4%) led. By number, the Upper East Side, the Financial District, Midtown East and the Upper West Side had the most likely-stabilized new listings, though the Financial District's likely share runs far ahead of its registry share.

Are rent-stabilized apartments in Manhattan cheaper?

By median asking rent, yes. In RentReboot's August 15, 2026 analysis, likely stabilized Manhattan listings had a median ask of $4,783 against $5,200 for other listings, about 8% less. The comparison mixes apartment sizes, and individual stabilized apartments can cost more than nearby market-rate ones.

Is an apartment in a new Manhattan tower rent-stabilized?

Sometimes. Many newer buildings are on the registry because of tax-benefit programs such as 421-a, and those programs decide which apartments are covered and for how long. In Hudson Yards, 67.4% of September's new listings were in registry buildings, but RentReboot rated only 26.5% likely stabilized. Ask for the rider and the program name for the specific apartment.

What does "verified" mean on a rent-stabilized listing?

On RentReboot, "verified" means the listing itself says the apartment is rent-stabilized. Only 0.8% of Manhattan's September listings did. It is stronger than a building-level match, but the lease rider and the apartment's HCR rent history are what confirm the status.