222 East 35th Street (The Gregory House)
222 East 35th Street, New York, NY 10016
- Year built
- 1942
- Type
- Cooperative
- Units
- 59
- Floors
- 6
- Landmark
- No
- Pets
- Permitted per management-sourced records
- Financing
- 80 percent maximum per brokerage records
The Gregory House is the kind of building that anchors the practical end of Murray Hill: a 1942 red-brick co-op of 59 apartments on a quiet mid-block stretch of East 35th Street, two avenues from Grand Central's full transit stack and one block from the neighborhood's Third Avenue retail spine. It competes on policy and carry rather than spectacle — and on both counts the framework is unusually permissive for a Manhattan cooperative: 80 percent financing, pieds-à-terre, co-purchasing, guarantors, gifting, and unlimited subletting after a two-year seasoning period, all per listing and brokerage records. That stack makes the building a structural option for first-time buyers, parents buying with or for children, and investors who would be screened out by stricter postwar boards.
The conversion documentation is on file with us, which matters more than usual at this price tier. The non-eviction offering plan — sponsor Coronet Properties Company, first offered March 26, 1985, with 10,684 shares allocated across the 59 apartments — sits in The Roebling Research Library along with the proprietary lease and by-laws from the plan. Listing records circulate 1988 as the conversion date; the plan's first-offering date is 1985, and the spread almost certainly reflects the gap between offering and closing. City records also log a 1988 alteration, consistent with conversion-era work.
Architecturally the building is modest and honest: wartime brick, six stories, and an entrance surround of banded stone that architectural records flag as genuinely attractive — a small prewar-mannered flourish on an otherwise utilitarian facade. The scale is the quiet advantage. With 59 units over six floors and no doorman, maintenance stays lean, and the R8B zoning on this side street protects the low-rise context around it.
Architecture and unit composition
The Gregory House runs six stories of red brick across roughly 99 feet of street frontage, with about 50,800 square feet of residential area across its 59 units per city records — an average that tells you the inventory: predominantly studios and one-bedrooms with a layer of junior-fours and compact two-bedrooms, several enlarged by combination over the years. Layouts are 1940s-practical — defined foyers, real closets, windowed kitchens and baths in many lines — and renovate efficiently because the rooms are already shaped correctly. The building carries fire escapes and through-wall air conditioning rather than central systems; buyers pricing renovations should run HVAC expectations accordingly.
Building operations
This is a self-service co-op with a live-in superintendent rather than a staffed lobby: voice intercom at the canopied entrance, an elevator, central laundry, bicycle storage, and private storage. The trade is the point — no doorman payroll keeps maintenance below full-service comparables, in exchange for package logistics and a leaner service layer. The offering plan, proprietary lease, and by-laws are on file in The Roebling Research Library and available to clients during diligence.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Recent sales
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Recent transfers at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Oct 14, 2025 | 5F | $529,000 |
| Aug 29, 2016 | 1B | $575,000 |
| Nov 10, 2011 | 4B | $500,000 |
| Oct 17, 2007 | 1B | $530,000 |
| Oct 9, 2007 | 4C | $530,000 |
| Jun 7, 2007 | 5F | $525,000 |
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 1-00915-0046) 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.
What to know if you’re buying
The policy stack is the product. Eighty percent financing, pied-à-terre use, co-purchase, guarantors, gifting, and open subletting after two years — per listing and brokerage records — is close to the most flexible framework a Manhattan co-op offers. If your situation involves any structure a typical board resists, this building belongs on your list. Verify each policy in current form with the managing agent before offering.
Price the no-doorman trade honestly. Lower maintenance is real; so is the absence of staff. If your life runs on deliveries, weigh the logistics before falling for the carry.
Walk the location both directions. East 35th between Second and Third is quiet residential; Grand Central, the 6 at 33rd Street, the Midtown Tunnel approach, and the East 34th Street ferry landing are all within a few blocks. The tunnel-approach traffic patterns are worth experiencing at rush hour before you commit to a line facing 35th or 36th Street corridors.
Confirm the fee stack at offer stage. The flip tax is not documented publicly, and sublet fees and current board posture should be verified against the by-laws and managing agent. We run this check against the documents on file as part of diligence.
Run the board math early. Even permissive boards underwrite. The Co-op Board Qualification Calculator is the right first step.
What to know if you’re selling
Market the policies, not just the apartment. The buyer pool for this building is wider than for most co-ops precisely because of the sublet, financing, and co-purchase framework. Marketing that states the policy stack plainly reaches investors and parent-purchasers that generic studio/one-bedroom listings miss.
Condition drives the spread. In a mid-block building where view and light vary modestly, renovated-versus-original is the pricing axis. Price estate-condition units to the renovation math — the Renovation Cost Calculator frames it for buyers.
Lean carry is a closing argument. Self-service maintenance levels compare favorably against doorman buildings one block away; put the monthly number next to the full-service alternative in every conversation.
Comparable buildings
If you're considering 222 East 35th Street, also evaluate:
- 20 East 35th Street — the larger Murray Hill co-op alternative west of Park Avenue
- 160 East 38th Street — postwar full-service co-op nearby; the doorman trade-up
- 35 East 35th Street — Murray Hill co-op closer to the Park Avenue spine
- 102 East 35th Street — boutique co-op on the same street's western blocks
- 30 Park Avenue — postwar full-service Murray Hill co-op; the prestige-address step-up
- 10 Park Avenue — prewar full-service co-op at 34th Street
- 137 East 36th Street (The Carlton Regency) — the full-amenity postwar alternative two blocks north
- 225 East 36th Street — postwar co-op with similar entry-tier inventory
The Roebling Team at The Gregory House
The Roebling Team at Compass works Murray Hill and the broader Midtown East corridor as a core practice area. We publish this building profile because Gregory House buyers and sellers deserve building-specific intelligence — conversion documentation, policy framework, and corridor-level comparables — not generic neighborhood commentary.
If you're considering a transaction at 222 East 35th Street, a 30-minute consultation is the right starting point.