21 East 22nd Street
21 East 22nd Street, New York, NY 10010
BBL 1008510013 · BIN 1016280
- Year built
- 1911
- Type
- Cooperative
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Subletting by shareholders
- Permitted with conditions
- Pied-à-terre
- Permitted with conditions
- Pets
- Pets permitted; species and limits not stated
- Washer/dryer
- Permitted with conditions
- Maximum financing
- 75% of the purchase price
- Flip tax
- 2% of the purchase price, paid by the seller
- Doorman
- Full-time doorman
Every recorded sale at this building, 2002–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median, 2023–2026
- $1.4M
- 9 qualifying sales
- Recent range
- $1.1M – $3.9M
- Listing discount
- 1.8%
- Recorded transfers
- 177
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 21 East 22nd Street 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.
21 East 22nd Street is a true Flatiron loft cooperative — a 1911 industrial building converted to residential lofts in the 1980s — sitting on a tree-lined block off Madison Square Park, half a block from the Flatiron Building itself. It belongs to the wave of downtown loft conversions that turned the district's turn-of-the-century manufacturing stock into one of New York's most distinctive residential neighborhoods, and it does so with the scale, ceiling heights, and light that only original industrial construction provides.
The building's appeal is the loft proposition done with full-service backing. The homes carry the dimensions buyers come downtown for — expansive open layouts, ceilings reported from roughly 11 to 13 feet, and oversized windows that pull light deep into the interiors — but they sit inside a staffed cooperative with a 24-hour doorman, a live-in superintendent, and a landscaped roof deck, rather than a bare-bones converted building. That combination of authentic loft volume and dependable building operation is what keeps demand steady on this block.
For buyers, the case is location plus character plus a notably flexible board posture. For a Flatiron co-op, the building's rules are accommodating — and in a neighborhood where most of the best loft stock is held tightly, a building that welcomes pets, pied-à-terre buyers, and subletting widens the pool of who can actually make a home here.
Architecture and unit composition
The structure is a classic example of the Flatiron District's early-20th-century commercial architecture: a twelve-story masonry building from 1911, built for industry and later adapted for living. The conversion preserved what makes loft apartments desirable — the deep floor plates, the tall ceilings, the big windows — while the building's common areas have been brought up to a full-service standard, including a renovated lobby and a landscaped roof deck with city and skyline views.
The 134 residences read as lofts rather than as conventional pre-war apartments: open plans, generous ceiling height in the 11-to-13-foot range, and oversized windows are the defining features, with homes ranging from one-bedroom layouts to larger combined and full-floor configurations. The variety of layouts across the building means floor, exposure, and whether a home has been combined or renovated all matter materially to value.
Building operations
21 East 22nd Street runs as a full-service, 24-hour cooperative. A 24-hour doorman attends the lobby, a live-in superintendent manages the building, and there is refrigerated storage for deliveries, a bike room, laundry on each floor, and private storage. The landscaped roof deck is the building's amenity centerpiece, offering residents an outdoor common space with dramatic skyline views — a genuine differentiator on a dense Flatiron block. The board's policies are notably flexible for the neighborhood: pets are welcome (cats and dogs), financing is permitted up to 75%, and both pied-à-terre ownership and subletting are allowed. Whether a flip tax applies needs confirmation: our profile and building management's schedule differ. That posture broadens the buyer pool and supports liquidity relative to the more restrictive co-ops nearby.
Application and transaction fees
Fees below are from building management's published schedule, as of September 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
- Terms
- 2% of the purchase price
- Rate
- 2% of the purchase price
- Paid by
- Seller
Source: building management's published schedule, as of September 2026
Purchase
7 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Background CheckPer applicant | Paid by Buyer | When With the application | Amount 180 per applicant | Refundable Not stated |
| Purchase Application Fee | Paid by Buyer | When With the application | Amount $500 | Refundable Not stated |
| Recognition Agreement FeeConditional | Paid by Buyer | When At closing | Amount $500 if applicable | Refundable Not stated |
| Closing Fee | Paid by Shareholder | When At closing | Amount $750 with a Broker ($800 without a Broker) | Refundable Not stated |
| Closing Fee for Estate | Paid by Shareholder | When At closing | Amount $800 with a Broker ($850 without a Broker) | Refundable Not stated |
| Key Fob Replacement FeeConditional | Paid by Shareholder | When At closing | Amount $50 per lost key (if applicable) | Refundable Not stated |
| NYS Transfer Stamp FeePer shareRequired | Paid by Shareholder | When At closing | Amount $0.05 per share | Refundable Not stated |
Sublet
2 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Fee | Paid by Subtenant | When With the application | Amount $1,000 | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Security Deposit | Paid by Shareholder | When With the application | Amount Equal to two (2) months of Maintenance | Refundable Not stated |
Refinance
1 item
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Fee | Paid by Shareholder | When With the application | Amount $500 | Refundable Not stated |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Financing and purchase requirements
- Maximum financing
- 75% of the purchase priceSource: building management's published schedule, as of September 2026
- Guarantors
- Permitted with conditionsSubject to board approvalSource: building management's published schedule, as of September 2026
- Co-purchasing
- PermittedSource: building management's published schedule, as of September 2026
- Parent buying for an employed child
- Permitted with conditionsSubject to board approvalSource: building management's published schedule, as of September 2026
- Parent buying for a student child
- Permitted with conditionsSubject to board approvalSource: building management's published schedule, as of September 2026
- Purchase or lease by a corporation
- Not permittedSource: building management's published schedule, as of September 2026
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Subletting by shareholders
- Permitted with conditions1. Before a shareholder is allowed to submit a sublet package to the board, they must first submit a letter giving the reason for the sublet. This letter must be approved before package for a particular tenant can be submitted to the board for approval. 2. No more than two years unless special…Source: building management's published schedule, as of September 2026
- Pied-à-terre ownership
- Permitted with conditionsSubject to board approvalSource: building management's published schedule, as of September 2026
- Short-term rentals
- Not permittedSource: building management's published schedule, as of September 2026
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: building management's published schedule, as of September 2026
- In-unit washer/dryer
- Permitted with conditionsSubject to board approvalSource: building management's published schedule, as of September 2026
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Maintenance, per room
- $583 per room a monthMedian of 9 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Maintenance, per square foot
- $1.76 per square foot a monthMedian of 4 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Maintenance as recorded with each sale. A co-op's maintenance already covers the building's real estate taxes and the building's own mortgage, if it has one; add your own loan payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Roof deck, bike storage, storage, cold storageSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $125,247/yr
- Per unit / month range
- $0 – $78
- Modeled exposure split equally across 134 units (the residential count on the city's lot record). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Management & transfer contacts
- Flip tax
- 2% of purchase price (seller)
- Sublet policy
- Allowed; shareholder must first submit a reason letter for approval; max ~2 years (1-yr lease, 2nd year subject to Board approval); not for profit/speculation; owner must return to occupy; 2 months' maintenance security deposit; subtenant application fee $1,000
- Pied-à-terre
- Allowed, subject to board approval
- Policies and fees
- Purchase application fee $500; background check $180/applicant; recognition agreement $500; closing fee $750 w/broker ($800 w/o); max financing 75% of purchase price
Recent sales
Recent transfers 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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Sep 29, 2026 | 6H | 1 BR · 1 BA | $1,395,000 | +0.0% | |
| Sep 10, 2026 | 9F | 2 BR · 1 BA | $1,500,000 | -3.2% | |
| Sep 9, 2026 | 12L | 2 BR · 2 BA | $1,999,999 | -9.1% | |
| Aug 25, 2026 | 4D | 1 BR · 1 BA | $1,150,000 | -3.8% | |
| Aug 18, 2026 | PH12F | 2 BR · 1 BA | $1,950,000 | -15.0% | |
| Aug 6, 2026 | 4C | 2 BR · 1 BA · 1,000 sf | $1,490,000 | $1,490/sf | -1.7% |
| May 20, 2026 | 7H | 3 BR · 2 BA | $2,800,000 | -1.8% | |
| Jan 9, 2026 | 2B | 1 BR · 2 BA · 1,300 sf | $1,760,000 | $1,354/sf | -2.2% |
Market read. Most recent trades (2026 to date) cleared a median $1,435/sf (floor-adjusted) across 2 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 1.8% 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.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Mar 1, 2023 | 3D | $2,595,000 |
| Nov 18, 2010 | 7F | $810,000 |
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 1-00851-0013). 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 on co-ops is not officially recorded, figures shown are approximate.
Closed rents at 21 East 22nd Street, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 2 | $6,997 |
3 closed sublet leases, October 2023 to September 2026. Most recent lease September 2025. Based on few leases. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at 21 East 22nd Street and nearby.
At the recent median sale of $1.45M (14 transfers in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $28,419 to close, or 2.0% of the price.
- Mansion tax: $14,450
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $13,969
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
The buy here is a genuine Flatiron loft inside a full-service co-op — a combination that is harder to find than it sounds. Underwrite the specific home, not the building average: ceiling height, window line, floor, exposure, and renovation status differ enough across 134 lofts that two same-priced apartments can live very differently. The board rules are an asset. 75% financing, a welcoming pet policy, and permission for pied-à-terre ownership and subletting make this one of the more accessible full-service co-ops in the district — a meaningful advantage for buyers who would be screened out elsewhere. Confirm whether a flip tax applies before budgeting closing costs. The location is the constant. Off Madison Square Park, steps from the Flatiron Building, with Eataly, the park, and the dining and retail of Fifth Avenue and Park Avenue South within a block or two, and the N/R/W, 6, and F/M lines all close at hand.
What to know if you’re selling
Sell the loft, then the address. Buyers who want this building want volume, ceiling height, and light — a listing that foregrounds the loft dimensions and the renovation reaches them first. Lead with the board's flexibility. 75% financing, pets, pied-à-terre, and subletting are real selling points in a neighborhood where many co-ops impose far tighter rules; they expand your buyer pool and shorten your timeline. Confirm the flip tax position with management before estimating net proceeds. Benchmark to Flatiron loft co-ops, not to generic pre-war apartments — the comparison set is the district's converted industrial stock around Madison Square Park, and pricing should be drawn from those trades. Stage to the strength of the space: open, light-filled lofts photograph and show best when the architecture is allowed to carry the room.
Comparable buildings
If you're considering 21 East 22nd Street, also evaluate nearby Flatiron and Madison Square loft and pre-war inventory:
- 23 East 22nd Street — Flatiron building on the same block
- 45 East 22nd Street — Madison Square Park condominium tower
- 121 East 22nd Street — Gramercy-edge residential building
- 141 Fifth Avenue — landmark Flatiron condominium nearby
- 15 Union Square West — Union Square loft-style condominium
- 240 Park Avenue South — the Gwathmey Siegel-designed 52-unit Flatiron condominium
More Flatiron buildings
- 16 West 21st Street — 2009 condominium
- 17 East 17th Street — condominium
- AVA (20 West 15th Street) — condominium
- 21 West 17th Street — 2023 condominium
- 21 West 20th Street — 2015 condominium by Beyer Blinder Belle
- 22 West 15th Street (Grosvenor House) — 1989 condominium by SLCE Architects
The neighborhood
For the full corridor — architecture, transit, and pricing across Flatiron — read The Roebling Team Guide to Flatiron.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at 21 East 22nd Street?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com