22 Bond Street

The Cor-Ten steel facade is the building's defining gesture and its preservation story. On the Great Jones elevation, tall panes of glass are framed by deep steel fins; on the Bond Street face, a multi-story weathered-steel screen filters light and references the block's industrial fabric. The patina is intentional and evolving — the envelope reads differently in different weather and light, which is the point. Within the NoHo Historic District Extension, the design was developed through Landmarks review, and any future exterior alteration runs through the same process.

Inside, the six residences are full-floor duplexes, with a triplex penthouse at the top; ceilings, light, and proportion are loft-scaled. Every home has private outdoor space — the penthouse terraces are the largest — and a private or keyed elevator landing. The shared amenity is the multi-level garden designed from salvaged steel and concrete, a continuation of the building's material language rather than a generic roof deck. The interiors, also by BKSK, were detailed to gallery standards.

This is a six-residence boutique condominium, and it runs like one: highly curated, low-density, art-forward. Listing records describe an attended entrance; at this unit count, buyers should understand that as a boutique service posture and confirm the precise staffing arrangement with the managing agent. The shared amenities are the lobby and its installations, the Cor-Ten gatehouse, and the landscaped garden; there is no large fitness center or conventional amenity floor, which is consistent with the building's scale.

Because the building is so small, the specifics that matter most in diligence — common charges, the pet and subletting rules, pied-à-terre treatment, and permitted financing — are governed by the offering plan, the recorded declaration and by-laws, and the current budget and house rules, which are not recorded. We verify each against the documents on file and the managing agent during diligence. A small building also means a small budget base: review the financial statements and reserve posture carefully, since per-unit assessments carry more weight in a six-home condominium.

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 (2024) cleared a median $1,887/sf (recorded) across 2 sales. Median listing discount 12.0% 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 1-00530-7508; 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.

You are buying a piece of architecture, deliberately. The Cor-Ten envelope, the commissioned art, the salvaged-steel garden, the full-floor duplex plans — this is a curated object, not a commodity condo. Buyers who respond to it tend to respond strongly; it is a personal call. See it in person, in daylight, to read the patina.

Six units means thin in-building precedent. With so few residences and a slow turnover history, pricing leans on the block's broader loft and boutique-condo comps. We assemble that adjacent comparable set; do not rely on same-building sales alone.

Diligence the small-building economics. A six-home condominium has a small operating budget and reserve base. Review the financial statements, reserve study, and any assessment history closely — the math behaves differently than in a large building.

Verify the policy stack at the document level. Common charges, pet and sublet rules, pied-à-terre treatment, and financing limits are set by the offering plan, the recorded declaration and by-laws, and the current budget and house rules, which are not public. We confirm them against the documents on file before you commit.

Mansion tax cliffs apply. At this price tier, the $1M, $2M, and higher mansion-tax thresholds are routinely in play. Run pricing through the Mansion Tax Calculator.

Market the singularity, precisely. The BKSK authorship, the Cor-Ten preservation story, the art program, the full-floor duplex format — this building has one of the most specific narratives on Bond Street. The buyer pool for the block responds to that specificity; lead with it.

Position against the block, not just the building. With same-building comps scarce, the persuasive comparables are the adjacent architect-driven condos and lofts. Frame the relative-value and design case against them.

Condition and outdoor space drive the number. Each residence's renovation level, light, and private terrace size define its place in the range. Price to the individual home, and be prepared for a buyer who is cross-shopping the street's best product.

If you're considering 22 Bond Street, also evaluate:

• 40 Bond Street — Herzog & de Meuron's 2007 boutique condo; the block's starchitect benchmark
• 25 Bond Street — 2005 boutique loft-style condo that sets the block's top-end pricing
• 1 Bond Street — the landmarked 1880 Robbins & Appleton Building; the authentic cast-iron loft alternative on the corner
• 43 Great Jones Street — boutique residential on Great Jones Street, the building's other frontage
• 285 Lafayette Street — NoHo loft condominium a block west
• 210 Lafayette Street — boutique downtown loft condominium in the same submarket