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; leasing by owners is permitted, and financing, pied-à-terre use and trust or LLC purchases should be confirmed in the declaration and bylaws.

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 $2,808/sf (floor-adjusted) across 3 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 1.0% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00570-7503; 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.

The draw is specific and scarce: a Selldorf-designed, corner-residence condominium between Union and Washington Squares, 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 right-of-first-refusal process rather than a co-op board package. 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, held as a condominium with leasing by owners permitted, is a distinct position; confirm pied-à-terre and entity-purchase rules in the declaration before marketing on them. 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 — 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