245 East 25th Street (Spruce Ridge House)

The building rises 21 floors per city records, with roughly 188,000 square feet of building area on its corner lot. The mix runs from studios through three-bedroom configurations; one-bedrooms typically run 600–800 square feet per listing records, several lines carry corner exposures and multiple windows, and a number of units have private terraces — concentrated in the setback floors. Post-war plans here convert well: listing records document one-bedroom lines reconfigured to junior twos. Kitchen and bath condition varies unit to unit, from original to fully renovated, and pricing tracks that spread.

Full-service: 24-hour doorman, live-in resident manager, and porter staff, with a package room, central laundry, bike room, and private storage. The landscaped roof deck is the signature amenity; there is no fitness center — buyers comparing against newer Kips Bay rentals and condos should price the trade. The attached garage is commercially operated; terms and availability should be confirmed directly. Ground-floor retail along Second Avenue appears in city records; confirm its ownership, leases and contribution to corporate income in current financial statements. The offering plan and first amendment are on file in The Roebling Research Library.

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. Most recent trades (2026 to date) cleared a median $790/sf (floor-adjusted) across 5 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 1.8% 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 1-00906-0024). 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 owner-occupancy oriented. Pied-à-terre ownership is not permitted per listing records, and subletting is capped — two years of ownership before subletting, then three years out of any five. Investors and parents buying for adult children should structure carefully and confirm the board's current posture before offering.

The sublet allowance is a genuine flexibility. Within the owner-occupancy framework, a documented three-of-five-year sublet policy is more generous than many peer co-ops. For owners whose plans may change, that policy is worth underwriting — and worth verifying, since terms evolve.

Verify the financing ceiling. Listing records conflict between 75 and 80 percent maximum financing. Run the Co-op Board Qualification Calculator at the conservative figure and confirm with the managing agent.

The location is a hospital-corridor convenience play. NYU Langone, Bellevue, and the VA medical campus are minutes east; the 6 at 28th Street and the 23rd Street crosstown are the transit spine; Fairway, Trader Joe's, and Target cover daily logistics. Assess resale activity from dated recorded sales and current competing inventory.

Price the amenity trade honestly. No gym, no playroom, no lounge — the building's monthly economics reflect that restraint. Buyers who want an amenity program should look at Kips Bay's condo and rental towers; buyers who want lower carry with full staffing are the natural fit.

Lead with view and terrace where you have them. Empire State and Chrysler views and the setback terraces are the building's premium product; market them against Gramercy pricing, not against generic Kips Bay stock.

Document current building finances. Listing descriptions do not establish the corporation's present financial condition. We provide buyers' counsel with the underlying documents from The Roebling Research Library so the story survives diligence.

Condition spread is wide; price to it. Renovated lines with open kitchens clear at premiums; estate-condition units clear when priced to the renovation math. Run the Renovation Cost Calculator against your asking strategy.

If you're considering 245 East 25th Street, also evaluate:

• Tracy Towers (245 East 24th Street) — the immediate post-war co-op neighbor one block south; the closest like-for-like
• The Peter James (201 East 25th Street) — post-war doorman co-op on the same block toward Third Avenue
• Victoria House (200 East 27th Street) — full-service post-war co-op two blocks north
• The Chesapeake House (201 East 28th Street) — post-war doorman co-op at Third Avenue
• 305 East 24th Street — large post-war co-op with garage; the scale peer
• 330 Third Avenue — post-war co-op at the Gramercy seam
• Kips Bay Towers (333 East 30th Street) — the I.M. Pei-designed condominium; the condo alternative at a higher price point
• Gramercy's pre-war doorman co-ops (around the park and Irving Place) — the prestige step-up four blocks west