121 East 22nd Street

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, 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.

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.

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.

Market read. Most recent trades (2026 to date) cleared a median $2,041/sf (recorded) across 3 sales. Median listing discount 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00878-7501; 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.

You are buying the architecture — underwrite it like an asset. OMA’s design is part of the building’s architectural identity; a dated, adjusted resale comparison is needed before attributing a premium to that design, and it does not establish that comparable architecture cannot be built. 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 bill. No abatement program appears in the Schedule A projections on file; check the unit's current tax bill for any abatement. Run the True Monthly Carrying Cost Calculator on the actual common charges and taxes for the unit.

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.

Check current competing inventory. Confirm whether the sponsor or affiliates retain units offered for sale, and compare them with early-owner resales and newer Flatiron/NoMad listings. Pricing discipline matters, and so does presenting the apartment's actual condition; the building's age does not establish it.

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 — Gramercy Park comparison with hotel services and reported park-key access; confirm ownership and access terms from governing documents
• 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