21E12

Selldorf's design is a restrained, finely detailed masonry tower distinguished by oversized inset casement windows — a contemporary interpretation of the prewar window vocabulary that gives the building both abundant light and a sense of permanence absent from glass curtain walls. The form was conceived to sit comfortably alongside the Village's prewar fabric while reading unmistakably as new.

The 52 residences are designed predominantly as corner homes, maximizing light and dual exposures, with high ceilings, custom millwork, and a collector-grade finish program throughout. Layouts span from one-bedrooms to large family residences and penthouses, with the upper floors carrying the building's best light and outlook. The corner-residence layout strategy — unusual at this scale — is the building's signature, and a core part of how it lives.

21E12 is a full-service condominium. A 24-hour attended lobby with concierge and a live-in resident manager handle service; amenities include a residents' lounge with an entertaining terrace and outdoor gas grill, a fitness room, a children's playroom, and on-site parking accessed from within the building. The building permits pets and washer/dryers as installed. As a condominium, ownership and leasing are governed by the bylaws and a right-of-first-refusal rather than a co-op board admissions process, so financing, pied-à-terre use, trust and LLC purchases, and subletting are materially more flexible than at the Village's cooperatives — a defining advantage for the building's buyer.

With 52 residences, 21E12 trades infrequently — a handful of resales in a typical year — and inventory in a small, top-tier downtown condominium is reliably scarce. Pricing sits in the upper tier of the Greenwich Village condominium market, with value set by floor, corner exposure, outdoor space, and layout rather than a single per-foot figure. Because the building's sales page is generated from public records tied to the BBL, it reflects recorded transfers as they post; for a specific line, a current comparable read is the right tool.

The draw is specific and scarce: a Selldorf-designed, corner-residence condominium between Union and Washington Squares, with the flexibility a condominium provides in a neighborhood otherwise dominated by co-op boards. Buyers should focus on floor, exposure, and outdoor space — the variables that most distinguish lines in a building of corner homes — and recognize that available inventory is thin. The condominium structure means a faster, lighter purchase than the prewar co-ops nearby. We help buyers read the building, the line, and the comparison set with precision.

Lead with the architecture, the location, and the structure. A Selldorf building of corner residences, on a prime Village block between two signature parks, with condominium flexibility, is a position the surrounding prewar co-ops cannot match — and that flexibility opens the buyer pool to pied-à-terre, investor, and entity purchasers. Benchmark to top-tier downtown condominiums rather than to prewar co-ops, and position the specific home on its light, exposures, and outdoor space. With turnover low, a well-prepared listing draws a focused, qualified audience. We market 21E12 resales to that buyer and against the right downtown comparison set.

If you're considering 21E12, also evaluate these Greenwich Village and Lower Fifth condominiums and co-ops:

• 18 East 12th Street — condominium on the same block
• 40 East 9th Street — full-service co-op nearby
• 24 Fifth Avenue — prewar Fifth Avenue co-op at Washington Square
• 45 Fifth Avenue — prewar Fifth Avenue co-op
• 35 East 9th Street — prewar Village cooperative
• 2 Fifth Avenue — full-service co-op at Washington Square North

The Roebling Team at Compass specializes in Greenwich Village, Lower Fifth Avenue, and the broader downtown condominium market. We publish this profile because buyers and sellers of top-tier Village condominiums deserve building-specific intelligence — the architecture, the ownership structure, and where a given line sits in the market. A short consultation is the right first step.