222 East 35th Street (The Gregory House)

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.

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. Compare package logistics and included services alongside current maintenance, assessments and reserve commitments. The building has no doorman; that staffing arrangement alone does not establish lower total costs than full-service alternatives. The offering plan, proprietary lease, and by-laws are on file in The Roebling Research Library and available to clients during diligence.

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.

Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $626/sf (floor-adjusted) across 1 sale. The building has traded as recently as 2026. Median listing discount 2.9% 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 1-00915-0046). 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.

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. The live-in superintendent and absence of lobby staff affect delivery arrangements. Verify those services and actual maintenance and assessments before claiming a cost saving.

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.

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.

Present the complete carrying cost. Compare current maintenance, assessments and included services with specific doorman buildings, without inferring a saving from staffing alone.

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 — full-service Murray Hill building; verify its tenure and available transaction type
• 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