185 Grand Street
185 Grand Street, New York, NY 10013
Little Italy
BBL 1002367504 · BIN 1003074
- Year built
- 2021
- Type
- Condominium
- Units
- 20
- Floors
- 7
- Landmark
- No
- Pets
- Generally permitted; confirm specifics at offer stage
- Subletting
- Permitted under the condominium bylaws
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2022–2024
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,062
- Listing discount
- -0.1%
- Recorded sales
- 29
- On record
- 2022–2024
185 Grand Street, marketed as The Grand Mulberry, is one of the rare ground-up condominium buildings to rise at the crossroads of Little Italy, Nolita, and SoHo — a district defined by low-rise tenements and protected streetscapes where new construction is genuinely scarce. Completed in 2021 from a design by Morris Adjmi Architects, the seven-story building holds just 20 condominium residences and delivers new-construction systems and layouts inside a neighborhood that otherwise trades almost entirely in prewar conversions.
The building matters for two reasons. First, its architecture: Adjmi is known for contextual, hand-crafted contemporary buildings that read as continuations of the historic fabric rather than departures from it, and The Grand Mulberry's curving corner, slim cornice, and brick facade — which faintly traces the window rhythm of the surrounding tenements — is a textbook example. Second, its scarcity: new, doorman-serviced, deeded condominium inventory in this exact pocket is uncommon, which gives the building a distinct position for buyers who want modern construction without leaving the Little Italy / Nolita / SoHo core.
Building operations
The Grand Mulberry operates as a full, if boutique, condominium: doorman service and a landscaped roof terrace with an outdoor kitchen anchor the amenity package, appropriate to a new 20-unit building. The scale keeps the operating model lean while still delivering staffed service.
Ownership here is deeded. There is no board interview in the cooperative sense; the condominium's review of a purchaser is procedural rather than substantive. Lender financing is available on standard condominium terms, and pied-à-terre, investment, and sublet use are permitted under the bylaws — a meaningful advantage in a neighborhood where much of the alternative inventory is cooperative. Pet policy is generally accommodating; the specific transfer-fee, alteration, and sublet terms should be confirmed against current building materials at offer stage.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Recent sales
As a condominium, 185 Grand trades on a per-square-foot basis. This is a boutique, thin-resale building — with only 20 residences and a 2021 completion, the resale history is still developing and each closing carries weight in the comparable set. Underwriting is done unit by unit: floor, exposure, outdoor space, and layout drive value, and the penthouse tier prices well above the base inventory.
Recent closings at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Aug 14, 2024 | 5C | 1 BR · 1 BA · 582 sf | $1,200,000 | $2,062/sf | -7.3% |
| Jun 12, 2023 | 6DSponsor Sale | 2 BR · 2 BA · 1,143 sf | $2,495,000 | $2,183/sf | -7.6% |
| May 1, 2023 | 2CSponsor Sale | 1 BR · 1 BA · 582 sf | $1,326,225 | $2,279/sf | +2.4% |
| Aug 4, 2022 | 4ASponsor Sale | 1 BR · 1 BA · 621 sf | $1,442,350 | $2,323/sf | +1.9% |
| Aug 4, 2022 | 5ASponsor Sale | 1 BR · 1 BA · 621 sf | $1,462,955 | $2,356/sf | +1.9% |
| Aug 4, 2022 | 6ASponsor Sale | 1 BR · 1 BA · 621 sf | $1,483,560 | $2,389/sf | +2.0% |
| Jul 21, 2022 | 2ASponsor Sale | 1 BR · 1 BA · 610 sf | $1,270,000 | $2,082/sf | +0.0% |
| Jul 21, 2022 | 5C | 1 BR · 1 BA · 582 sf | $1,422,959 | $2,445/sf | off-mkt |
Market read. Most recent trades (2024) cleared a median $2,062/sf across 1 sale. Median listing discount -0.1% over ask.
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 1-00236-7504) 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; square footage from recorded condo declarations and offering plans.
What to know if you’re buying
Buying here follows the condominium path — procedural approval, standard financing, and use flexibility under the bylaws. The reasons to buy are specific: new construction with a doorman and roof terrace in a low-rise district where ground-up condominium inventory is rare, a contextual Morris Adjmi design, and deeded ownership with the financing and use flexibility that the neighborhood's cooperative alternatives don't offer. Confirm the specific unit's exposure, outdoor space, and finish level, and review the building's early operating history during due diligence.
What to know if you’re selling
The story is scarcity and design — a 2021 Morris Adjmi condominium at the Little Italy / Nolita / SoHo crossroads, with a doorman and roof terrace in a district that otherwise offers almost no new construction. Pricing should be apartment-specific: floor, exposure, outdoor space, and layout drive value on a per-square-foot basis. Positioning should foreground the new-construction and deeded-ownership advantages relative to the neighborhood's prewar and cooperative inventory, and reach the buyer who wants modern systems without leaving the downtown core.
Comparable buildings
If you're considering 185 Grand Street, also look at these downtown boutique buildings:
- 173 Grand Street — nearby Little Italy / SoHo boutique building on the same corridor
- 357 Grand Street — Lower East Side / Little Italy–edge boutique building
- 202 Broome Street — nearby downtown boutique condominium
- 242 Broome Street — Lower East Side boutique condominium serving an overlapping buyer
- 354 Broome Street — SoHo/Nolita-transition boutique building
- 565 Broome Street — larger SoHo / Hudson Square condominium for buyers weighing new construction at greater scale
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Greenwich Village — read The Roebling Team Guide to Greenwich Village.
Considering a move at The Grand Mulberry?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Grand Mulberry 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.