- Type
- Condominium
- Units
- 133
- Landmark
- No
- Amenities
- 24-hour attended lobby and concierge; fitness center; screening room; children's playroom; residents' lounge opening to the landscaped courtyard; private dining room with catering kitchen; rooftop terrace with grills and fire pit; automated parking; bike room; private storage (storage units were offered at $75,000 in the Schedule A on file); a lap pool appears in some listing records but is inconsistently documented — verify the current amenity program with the managing agent
Every recorded sale at this building, 2022–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Recorded sales
- 32
- On record
- 2022–2026
121 East 22nd Street is the building that brought OMA — the firm Rem Koolhaas founded — into the New York residential market. Shohei Shigematsu, the partner who has led OMA's New York office since 2008, masterminded a two-tower composition on a block-through site: a contextual 18-story North Tower whose gridded precast facade defers to its pre-war neighbors on East 23rd Street, and a 13-story South Tower on East 22nd whose window grid fractures and shifts — a Cubist gesture Shigematsu has discussed openly in the architectural press. Where the towers meet Lexington Avenue at 23rd Street, the corner dissolves into a faceted, prismatic glass bay that has become the building's signature. For buyers who collect architecture, this is the only ground-up OMA residential building in Manhattan, and that scarcity is structural.
The development pedigree is institutional. Toll Brothers City Living assembled the site from United Cerebral Palsy of New York's former headquarters for approximately $135 million in 2013, brought in Gemdale as joint-venture partner in December 2016, and financed construction with a $237 million syndicated loan — a capital stack covered by The Real Deal and the financial press. The offering plan was accepted for filing on October 24, 2016; construction ran from April 2016 to substantial completion in late 2018, with closings beginning in 2019. The targeted sellout was approximately $503.5 million, per press reports.
What the two-tower parti buys residents is light and quiet that mid-block Gramercy buildings cannot replicate: the towers face each other across a landscaped interior courtyard rather than a rear lot line, the breezeway entrance sequence pulls the lobby away from the street, and the building sits a block from two of Manhattan's defining small parks — Madison Square to the northwest, Gramercy Park to the south. It is new-construction condo product in a corridor whose housing stock is otherwise dominated by pre-war co-ops and conversions.
Architecture and unit composition
The 133 marketed residences (city records carry 140 residential units; the Schedule A on file governs configuration) run from studios and one-bedrooms in the 600–800-square-foot band through two-bedrooms around 1,300–1,700 square feet, three- and four-bedroom lines from roughly 1,700 to 2,500 square feet, and a penthouse tier — per the Schedule A in the sixteenth amendment on file — topping out at a 3,046-square-foot North Tower penthouse offered at $9.5 million in 2019, with South Tower penthouse product in the 2,400–2,600-square-foot range. Corner units at the prismatic 23rd-and-Lexington bay carry floor-to-ceiling glass; loft-style units reach about 14-foot ceilings. A single commercial unit of roughly 17,100 square feet anchors the East 23rd Street base.
Buyers comparing lines should note the towers behave differently: North Tower units above the 14th floor carry the longer views and the lot-line window disclosures; South Tower units trade height for the quieter 22nd Street frontage and courtyard outlooks.
Building operations
Full-service condominium: 24-hour attended lobby, concierge, live-in or on-site building management presence typical of the scale, automated parking, bike room, and private storage. The amenity program — fitness center, screening room, playroom, residents' lounge and courtyard, private dining room, roof terrace — spans the cellar, ground, and roof levels. Budget certifications in the amendments on file were issued by Century Management Services. The offering plan and amendments 4 and 12 through 16 are on file in The Roebling Research Library, including the architect's report, amended floor plans, and the lot-line window disclosures.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $41,450/yr
- Per unit / month range
- $0 – $25
Recent sales
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Recent closings at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Apr 29, 2026 | N908 | $2,365,000 |
| Jan 28, 2026 | N307 | $1,200,000 |
| Nov 17, 2025 | 6C | $2,450,000 |
| Nov 6, 2025 | N1405 | $1,950,000 |
| Jun 9, 2025 | N1504 | $1,990,000 |
| May 7, 2025 | N501 | $2,300,000 |
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 1-00878-7501) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price.
What to know if you’re buying
You are buying the architecture — underwrite it like an asset. OMA's only ground-up Manhattan residential building will not be duplicated; the design premium over generic Gramercy new construction is rational and has held through the building's first resale cycle. Corner and courtyard lines carry the design story most directly.
Read the Schedule A, not the aggregators. Unit counts, square footages, and common-interest allocations shifted across sixteen-plus amendments — including re-measured units and amended floor plans. We hold the plan and key amendments; your attorney should verify the specific unit's current legal configuration.
The lot-line windows are disclosed, not hidden — but know the mechanics. Certain upper North Tower units have western lot-line windows that could require sealing if the adjacent parcel is ever developed; the amendment on file allocates closure costs between the condominium and the unit owner. Price the affected lines with that contingency in mind.
Two parks, two subway sheds. The 6 at 23rd Street is at the corner; the N/R/W and F/M are a short walk west. Madison Square's restaurant corridor and Gramercy Park's quiet are both within two blocks — the location arbitrage between Flatiron energy and Gramercy calm is the daily experience.
Verify carrying costs against the tax reality. This is a full-tax building — no abatement program appears in the Schedule A projections on file. Run the True Monthly Carrying Cost Calculator on the actual common charges and taxes for the unit.
What to know if you’re selling
Market the provenance with specificity. OMA, Shigematsu, the Cubist facade, the prismatic corner — the buyer pool for this building responds to architectural narrative backed by fact. Generic "luxury condo" marketing wastes the asset.
Anchor to line-level history, not building averages. The spread between corner-glass units, courtyard lines, and lot-line-affected stock is real. Same-line closed history — which we maintain — is the credible anchor.
Know your competition is the resale of a young building. Sponsor inventory has cleared; you are competing with other early-owner resales and with newer Flatiron/NoMad product. Condition presentation matters less than in pre-war stock; pricing discipline matters more.
Comparable buildings
If you're considering 121 East 22nd Street, also evaluate:
- One Madison (23 East 22nd Street) — the slender Madison Square tower; the corridor's view-trophy alternative
- 45 East 22nd Street (Madison Square Park Tower) — the block's supertall; the price-ceiling benchmark
- 50 Gramercy Park North — boutique Gramercy Park condominium with hotel services and park-key access
- 34 Gramercy Park East — the historic park-front alternative with park rights
- 200 East 21st Street — boutique 2018 Gramercy condominium; the quieter, smaller-scale new-construction peer
- 88 & 90 Lexington Avenue — the converted Lexington Avenue condo pair two blocks north
- Gramercy Square (215 East 19th Street) — the four-building former Cabrini hospital conversion; the amenity-campus alternative
- 18 Gramercy Park — the park-front trophy conversion; the established top of the corridor
The Roebling Team at 121 East 22nd Street
The Roebling Team at Compass works Gramercy, Flatiron, and the broader Madison Square corridor as a core practice area. We publish this building profile because 121 East 22nd Street buyers and sellers deserve building-specific intelligence — offering-plan documentation, amendment history, and line-level comparables — not generic neighborhood commentary.
If you're considering a transaction at 121 East 22nd Street, a 30-minute consultation is the right starting point.