222 Park Avenue South

The building reads as confident 1910 commercial-residential masonry: a beige-brick facade, a strong cornice, and a decorative top-floor frieze that make it one of the more visually distinguished structures on Park Avenue South. The high ceilings and oversized windows are the interior signature — apartments here carry a near-loft sense of light and volume that pure residential pre-war buildings of the era often lack.

The 53 apartments span an unusually wide range, from one-bedrooms around 1,200 square feet to five-bedroom homes reaching roughly 3,500 square feet. That breadth means the building supports very different buyers, and it gives larger combined and full-floor-style homes alongside more modest layouts. As always in pre-war stock, condition and exposure vary; the corner location and higher floors deliver the best light over the open intersection.

222 Park Avenue South runs as a full-service cooperative: a doorman, a live-in superintendent, key-locked elevator access for security, complimentary laundry on every floor, and a landscaped rooftop deck that includes a children's area — a genuine amenity in a pre-war building of this scale. As a co-op, ownership is by shares with proprietary lease, and purchases clear through the cooperative's board with a package and interview; buyers should review the building’s financing, sublet, pied-à-terre and pet policies as part of due diligence. Management’s published schedule dated September 14, 2026 limits financing to 75% of appraised value, not necessarily purchase price, and lists a sublet fee of 25% of monthly maintenance. It separately lists buyer and seller flip-tax entries of 1% of sales price; confirm which entries apply before assigning a payer or calculating a total.

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 $1,471/sf (floor-adjusted) across 2 sales. The building has traded as recently as 2026. Median listing discount 3.9% 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 1-00847-0038). 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.

This is a co-op, so the purchase runs through a board package and interview, and the building's financing, sublet, and pied-à-terre policies will shape who can buy — review those early. Within the building, the breadth of layouts is the opportunity: there is genuine range from one-bedroom pieds-à-terre to five-bedroom family homes, so define the size and light you need and target accordingly. Floor and exposure drive price, with the corner and upper-floor apartments carrying the premium. The location is the long-term anchor: one block from Union Square's transit hub and Greenmarket, with Gramercy Park, the Flatiron district, and a dense bench of restaurants and shops all within a few minutes' walk.

A resale here markets on the pre-war architecture, the high-ceilinged loft-like volume, the full-service staffing with a landscaped roof deck, and the corner-of-everything location one block from Union Square. Benchmark to other pre-war Flatiron and Gramercy co-ops. The wide layout range means you should position the apartment precisely to its buyer — pied-à-terre, professional, or family — and lean into light, ceiling height, and the location. Co-op closing timelines run on the board calendar, so packaging and pricing that move the home to contract efficiently matter.

If you're considering 222 Park Avenue South, also evaluate these Flatiron, Gramercy, and Union Square pre-war and boutique peers:

• 121 East 22nd Street — Gramercy residential building nearby
• 205 Third Avenue — Gramercy/Kips Bay cooperative
• 111 Third Avenue — full-service building nearby
• 40 University Place — pre-war cooperative near Union Square