117 East 18th Street (The Ram Building)
117 East 18th Street, New York, NY 10003
BBL 1008747502 · BIN 1085463
- Year built
- 1930
- Type
- Condominium
- Units
- 4
- Floors
- 7
- Amenities
- Elevator, resident storage, outdoor entertainment space, in-unit washer/dryers, fireplaces, terraces/balconies per listing records
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Pets
- Pets permitted; species and limits not stated
- Maximum financing
- 80% of the purchase price
- Doorman
- No doorman
Every recorded sale at this building, 2004–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2025
- $2,679
- 2 sales
- Listing discount
- 1.0%
- Recorded sales
- 11
- On record
- 2004–2025
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Ram Building would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.
The Ram Building is a seven-story 1930 building between Park Avenue South and Irving Place holding only a handful of residences — four per city records — each occupying a full floor or more, reached by a key-locked elevator. There is no doorman, no amenity floor, and no lobby; the product is privacy and proportion, close to Irving Place and the Park Avenue South corridor.
The building's market profile is carried by its penthouse — a duplex of roughly 2,715 square feet with a wood-burning fireplace and private outdoor space that listing records identify as the former home of Mets Hall of Famer Mike Piazza, who bought it in 2004. Its return to market in 2025 drew real-estate press coverage. With four or five units, the building's own sales history is short; check recent closings and current listings, and treat any one sale as a single data point rather than a building price.
For buyers, the structural point is the format. Full-floor living with elevator-into-the-apartment arrival is a townhouse alternative without townhouse maintenance — and, as a condominium, without a co-op board interview, though purchases still run through the condominium's application and right-of-first-refusal process. For sellers, a four- or five-unit building offers few same-building comparables, so the pricing case rests on comparable full-floor lofts elsewhere in Gramercy and Flatiron.
Architecture and unit composition
The building rises seven stories on a mid-block site, a commercial-scale 1930 structure reworked into residences at the early-1990s conversion. City records count four residential units above the ground level; listing records count five units in total. The residences are loft-format — full-floor simplexes with the duplex penthouse above — with key-locked elevator access, in-unit laundry, fireplaces in select units, and private terraces or balconies on the upper floors per listing records. The original architect is not firmly documented in public records, and we decline to guess; what matters to the market is the conversion-era format. South light at the rear and the mid-block quiet of East 18th Street — one of Gramercy's lowest-traffic crosstown blocks — define the living experience.
Building operations
Self-service boutique mechanics: no doorman or staffed lobby, video-intercom entry, and a small condominium board of neighbors. Packages, renovations, and approvals move through a board of a handful of owners. Common charges are not stated on this page; obtain the current budget and compare common charges, taxes and assessments with other apartments, accounting for the absence of staff. Building documents are on file in The Roebling Research Library; policy specifics — sublet terms, alteration rules, any transfer fees — should be verified against the offering plan and by-laws during diligence.
Financing and purchase requirements
- Maximum financing
- 80% of the purchase priceSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: The Roebling Team's building profile
- In-unit washer/dryer
- Not verified
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Building staffing and amenities
- Doorman
- No doormanSource: The Roebling Team's building profile
- Virtual or video entry
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- StorageSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 limits apply to a building on its own. It is still covered if it shares a tax lot or condominium board with buildings totaling over 50,000 sq ft; confirm on DOB’s covered-buildings list.
See full Local Law 97 analysis →Recent sales
Recent closings at this building, from The Roebling Research Library. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Sep 9, 2025 | PH | 3 BR · 2 BA · 2,715 sf | $4,870,000 | $1,794/sf | -2.5% |
| Sep 3, 2025 | 5 | 1,367 sf | $4,870,000 | $3,563/sf | — |
| Feb 22, 2017 | 4 | 3 BR · 2,100 sf | $2,575,000 | $1,226/sf | -4.6% |
| May 1, 2013 | 2 | 3 BR · 1,875 sf | $2,375,000 | $1,267/sf | -1.0% |
| Dec 9, 2009 | 3 | 3 BR · 2,200 sf | $1,795,000 | $816/sf | — |
| Sep 15, 2009 | 4 | 3 BR · 2,200 sf | $2,250,000 | $1,023/sf | +2.5% |
| Feb 28, 2007 | 1 | 3,102 sf | $2,000,000 | $645/sf | -14.9% |
| Aug 4, 2005 | 2 | 3 BR · 1,617 sf | $2,245,800 | $1,389/sf | — |
Market read. Most recent trades (2025) cleared a median $2,679/sf (recorded) across 2 sales. Median listing discount 1.0% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00874-7502; each condominium apartment is its own tax lot). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage from recorded condo declarations and offering plans.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at The Ram Building and nearby.
Buying here? Condo closing costs with a mortgage typically run 3 to 6% of the price. See NYC co-op and condo closing costs, line by line.
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Notable residents
- Mike Piazza — the Mets Hall of Fame catcher purchased the duplex penthouse in 2004; its 2025 listing and sale drew real-estate press coverage identifying it as his former home
What to know if you’re buying
You are buying a format, not an amenity package. Full-floor privacy, keyed-elevator arrival, and a four-to-five-unit community — with no doorman and no staff. Decide honestly whether your household runs on services or on space; this building only offers the second.
Diligence the small-condo mechanics. With so few units, each owner carries a meaningful share of every capital decision — roof, elevator, facade. Your attorney should review the budget, reserves, and recent capital history closely; there is no large unit count to spread surprises across.
Confirm the unit count and any commercial component. City records and listing records differ (four versus five units). The offering plan settles it — review it before contract.
Verify the policy stack. The 20 percent minimum down convention, sublet terms, and any transfer fee are thinly documented publicly. We verify against the documents on file and the board during diligence.
Sales history is short. With four or five units, same-building price discovery is thin. Check recent closings and current listings, and line up your diligence and financing before you offer.
What to know if you’re selling
Position against formats, not buildings. Your comparable set is full-floor boutique lofts and small-townhouse alternatives across Gramercy and Flatiron — not the large condos on Park Avenue South. Build the pricing case from format scarcity.
The penthouse history is a building asset. The press-covered 2025 penthouse sale gives the building a visible pricing anchor and a recognizable story; use both with precision.
Prepare the building's paperwork early. Having financials, by-laws, and capital history organized at listing protects your timeline — we stage this from the documents on file.
Comparable buildings
If you're considering 117 East 18th Street, also evaluate:
- 50 Gramercy Park North — the park's boutique full-service residences, a cooperative-style structure with condominium rules per its own profile; the full-service alternative
- 34 Gramercy Park East — the park's Victorian original; the character alternative with a board
- 45 East 22nd Street — the Flatiron glass tower; the amenity-and-views alternative
- 175 Fifth Avenue — the Flatiron Building's boutique condo neighbor corridor, for format cross-shoppers
- 130 East 18th Street (Gramercy Plaza) — the large post-war co-op alternative on the same block
- 215 East 19th Street (Gramercy Square) — the neighborhood's larger new-development condo alternative
- 142 East 16th Street — boutique loft-condo stock toward Union Square; the closest like-for-like format
- Irving Place row houses — the townhouse alternative the building's format competes against
More Gramercy buildings
- 105 East 19th Street — 1920 co-op
- The Swannanoa, 105 East 15th Street — 1900 co-op
- 112 East 19th Street (Ruggles House) — 1913 co-op
- 121 East 22nd Street — condominium by SLCE Architects
- 126 East 16th Street
- Gramercy Plaza (130 East 18th Street) — 1962 co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across Gramercy — read The Roebling Team Guide to Gramercy.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at The Ram Building?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com