234 East 23rd Street
234 East 23rd Street, New York, NY 10010
Gramercy Park
BBL 1009037504 · BIN 1089843
- Year built
- 2015
- Type
- Condominium
- Landmark
- No
Every recorded sale at this building, 2013–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,604
- Listing discount
- -1.2%
- Recorded sales
- 86
- On record
- 2013–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 234 East 23rd 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.
234 East 23rd Street is a 20-story condominium that brought new construction to a Gramercy block long defined by older, smaller-scale buildings. Developed by Naftali Group and designed by Hill West Architects, it takes a deliberately contextual approach: rather than a glass curtain wall, the building wears a brick facade that reads like a contemporary reinterpretation of a SoHo-style warehouse, sitting comfortably among the neighborhood's masonry stock while delivering everything new construction provides behind it.
The building's reception made its case quickly — it sold out in less than six months, a signal of how much appetite there was for modern, full-amenity condominium product in Gramercy. With 56 one- to three-bedroom residences and interiors by Rottet Studio designed to carry the refined feel of a boutique hotel, it is positioned squarely at buyers who want contemporary finishes and a real amenity package in a neighborhood where most of the stock is older and frequently co-op.
For buyers, the appeal is direct: a brand-new condominium — with the financing flexibility, ownership latitude, and resale liquidity the format offers — a short walk from both Gramercy Park and Madison Square Park.
Architecture and residences
Hill West's design is the building's calling card: a contextual brick tower that evokes a historic warehouse with a contemporary twist, scaled and detailed to belong on its block rather than dominate it. The masonry facade and regular window grid give it a warmth and permanence that glass towers of the same era often lack.
Inside, the 56 residences run from one to three bedrooms, with interiors by Rottet Studio bringing a boutique-hotel sensibility — warm materials, considered detailing, and a refined, hospitality-grade finish program. Contemporary ceiling heights, oversized windows, open kitchens, and modern mechanical systems with in-unit laundry are standard. Layouts favor open living and entertaining, and the higher floors capture the longer Gramercy and Midtown light.
Amenities and lifestyle
For a building of this size, the amenity program is generous and well-considered: a private concierge, a well-appointed fitness center, a residents' library complete with a billiards table, a landscaped garden, and a rooftop lounge outfitted with a grill and outdoor kitchen for entertaining, plus private storage. The mix leans toward social and outdoor space — a deliberate fit for the building's design ethos.
The location supplies the rest. The building sits between Gramercy Park to the south and Madison Square Park to the north, with the Flatiron, Union Square, and Kips Bay dining-and-retail districts all within an easy walk. The 6 train at 23rd Street and the broader downtown transit network put the rest of the city within a short ride, and the gated calm of Gramercy and the green of Madison Square are both close at hand.
Ownership and what buyers should know
As a condominium, 234 East 23rd Street offers what the neighborhood's co-ops structurally cannot. Financing is not subject to co-op-style caps; there is no admissions board, so a purchase clears a condominium's lighter right-of-first-refusal rather than a board package and interview; and pied-à-terre, trust, LLC, and investor purchases are customary. Subletting and resale are materially freer than at a cooperative. For buyers who want a modern Gramercy home without a co-op board, the building is purpose-built for it.
Pricing sits in the new-construction Gramercy condominium tier, with the larger and higher-floor homes commanding the top of the range; comparable analysis belongs against the newest condominium inventory in the area, not the older co-ops. The residences were offered under a condominium plan accepted for filing by the New York State Attorney General. We help buyers read the plan, benchmark the pricing, and structure the deal.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $26,845/yr
- Per unit / month range
- $0 – $40
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 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. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Recent sales
Recent closings at this building, curated by The Roebling Team research desk. 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 |
|---|---|---|---|---|---|
| Jul 29, 2026 | 7C | 2 BR · 2 BA · 1,025 sf | $1,625,000 | $1,585/sf | -4.4% |
| Dec 30, 2025 | 12A | 1 BR · 1 BA · 733 sf | $1,400,000 | $1,910/sf | -6.0% |
| Aug 15, 2025 | 3D | 1 BR · 1 BA · 778 sf | $1,300,000 | $1,671/sf | -11.9% |
| Jul 28, 2025 | 18B | 2 BR · 2 BA · 1,212 sf | $2,750,000 | $2,269/sf | -1.8% |
| Jul 25, 2025 | 9A | 1 BR · 1 BA · 733 sf | $1,275,000 | $1,739/sf | -7.6% |
| Jul 25, 2024 | 8C | 2 BR · 2 BA · 1,025 sf | $1,625,000 | $1,585/sf | -1.5% |
| Jan 25, 2024 | 9B | 2 BR · 1,256 sf | $1,938,000 | $1,543/sf | -2.9% |
| Sep 25, 2023 | 8D | 1 BR · 1 BA · 779 sf | $1,475,000 | $1,893/sf | -1.3% |
Market read. Most recent trades (2026) cleared a median $1,604/sf across 1 sale. Median listing discount -1.2% over ask.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
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 1-00903-7504) 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; square footage from recorded condo declarations and offering plans.
What to know if you’re selling
The architecture, the Rottet Studio interiors, and the amenity package are the marketing core. The contextual brick facade, the hospitality-grade finishes, and the rooftop and library amenities are durable differentiators against both the older co-ops nearby and plainer glass condominiums. Benchmark to new-construction Gramercy and Flatiron condominiums. Closing mechanics are condominium-standard — a right-of-first-refusal rather than a board process — a faster, more predictable path that itself appeals to the flexibility-minded buyer this building attracts. The building's sellout pace at launch speaks to durable demand for the product, which supports a well-positioned resale.
Comparable buildings
If you're considering 234 East 23rd Street, also evaluate nearby Gramercy and Flatiron condominium inventory:
- 150 East 23rd Street — ODA-designed condominium across the street
- 250 East 21st Street — newer Gramercy condominium nearby
- 200 East 20th Street — new-construction Gramercy condominium
- 49 East 21st Street — pre-war loft condominium nearby
- 305 East 24th Street — Gramercy building a block north
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Gramercy — read The Roebling Team Guide to Gramercy.
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 234 East 23rd Street?
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