21E12
21 East 12th Street, New York, NY 10003
Greenwich Village
BBL 1005707503 · BIN 1009386
- Year built
- 2016
- Type
- Condominium
- Landmark
- No
Every recorded sale at this building, 2019–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,769
- Listing discount
- 0.6%
- Recorded sales
- 81
- On record
- 2019–2026
21E12 at 21 East 12th Street is a rare thing in Greenwich Village: a ground-up luxury condominium of real architectural ambition, in a neighborhood built almost entirely from prewar co-ops and protected brownstones. Developed by the William Macklowe Company with Goldman Sachs and designed by Selldorf Architects, it rose on the former Bowlmor Lanes site to deliver 52 residences across 23 stories — a small, design-led building positioned at the top of the downtown market.
The location is the heart of the argument: a mid-block site between University Place and Fifth Avenue, nestled between Union Square and Washington Square, two of the most desirable park settings in Manhattan. The building pairs that location with new-construction infrastructure and the financing, ownership, and resale flexibility a condominium provides — a combination the surrounding co-op stock structurally cannot offer.
Architecture and unit composition
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.
Building operations
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.
Local Law 97
- 2024–2029 annual penalty
- $55,775/yr
- 2030–2034 annual penalty
- $141,099/yr
- Per unit / month range
- $91 – $231
Recent sales
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 |
|---|---|---|---|---|---|
| Jun 26, 2026 | 19B | 3 BR · 3.5 BA · 2,496 sf | $6,650,000 | $2,664/sf | -4.9% |
| Jun 10, 2026 | 5B | 2 BR · 2.5 BA · 1,629 sf | $4,700,000 | $2,885/sf | -1.1% |
| Jun 4, 2025 | 9B | 2 BR · 2.5 BA · 1,629 sf | $4,850,000 | $2,977/sf | -5.8% |
| Nov 21, 2024 | 17B | 2 BR · 2.5 BA · 1,629 sf | $5,240,000 | $3,217/sf | -0.2% |
| May 14, 2024 | 20A | 4 BR · 4.5 BA · 2,679 sf | $8,200,000 | $3,061/sf | -2.4% |
| Jun 20, 2023 | 15C | 2 BR · 2.5 BA · 2,028 sf | $4,995,000 | $2,463/sf | -4.9% |
| Feb 15, 2022 | 16C | 2 BR · 2.5 BA · 2,028 sf | $5,725,000 | $2,823/sf | -4.2% |
| May 17, 2021 | 5A | 2 BR · 2.5 BA · 1,478 sf | $3,750,000 | $2,537/sf | -2.6% |
Market read. Most recent trades (2026) cleared a median $2,769/sf across 2 sales. Median listing discount 0.6% 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 1-00570-7503) 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
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.
What to know if you’re selling
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.
Comparable buildings
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 — Sugarman & Berger's 1925 Greenwich Village 'Gold Coast' cooperative
- 35 East 9th Street — prewar Village cooperative
- 2 Fifth Avenue — full-service co-op at Washington Square North
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 21E12?
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 21E12 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.