245 East 25th Street (Spruce Ridge House)
245 East 25th Street, New York, NY 10010
Kips Bay
BBL 1009060024 · BIN 1019831
- Year built
- 1964
- Type
- Cooperative
- Units
- 183
- Floors
- 21
- Landmark
- No
- Pets
- Permitted per listing records
- Financing
- Listing records conflict between 75 and 80 percent maximum financing — verify with the managing agent before offering
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median
- $600K
- Recent range
- $507K – $1.5M
- Listing discount
- 1.0%
- Recorded transfers
- 187
Spruce Ridge House is the kind of building that anchors a neighborhood's ownership market without ever courting attention: a 183-unit, full-service white-brick co-op from 1964, holding the corner of East 25th Street and Second Avenue where Kips Bay meets the Gramercy grid. For buyers priced out of Gramercy Park's pre-war stock but unwilling to give up a 24-hour door, a live-in resident manager, and a real roof deck, this is the structural answer — post-war scale produces post-war pricing, and the building's policy framework is among the more legible in the area.
The architecture rewards a second look. Where most white-brick contemporaries are simple slabs, Spruce Ridge House steps back as it rises, producing angled terraces and a distinctive massing across its top three floors. Upper-floor apartments carry open Empire State Building and Chrysler Building views to the north and west; the landscaped roof deck adds skyline and East River outlooks, with direct sightlines to the Fourth of July fireworks.
The conversion history is documented in The Roebling Research Library: the offering plan, dated November 19, 1982, was sponsored by Dwelling Managers, Inc. and allocated 44,651 shares across the 183 apartments. The first amendment — also on file — converted the offering to a non-eviction plan and gave tenants in occupancy a discounted exclusive purchase window, a structure typical of the early-1980s conversion wave. The building has since earned a market reputation as one of the area's better-managed cooperatives, with a financial posture that listing records consistently describe as strong.
Architecture and unit composition
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.
Building operations
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 contributes income to the corporation per city records of the commercial space. The offering plan and first amendment are on file in The Roebling Research Library.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $44,759/yr
- Per unit / month range
- $0 – $20
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.
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.
See the full facade history →Management & transfer contacts
- Flip tax
- $20.00 per share
- Sublet policy
- Allowed up to 3 of every 5 years, after 2 years ownership; sublet fee $20/share
- Notable fees
- 75% financing; pet friendly
Recent sales
Recent transfers at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| May 1, 2026 | 15B | 2 BR · 1 BA · 900 sf | $885,720 | $984/sf | -1.6% |
| Apr 24, 2026 | 9E | 1 BR · 1 BA · 800 sf | $600,000 | $750/sf | -7.7% |
| Mar 3, 2026 | 10E | 1 BR · 1 BA · 820 sf | $600,000 | $732/sf | +0.0% |
| Jan 29, 2026 | 10L | 1 BR · 1 BA | $580,000 | -7.2% | |
| Nov 18, 2025 | 3F | 2 BR · 1.5 BA · 1,025 sf | $985,000 | $961/sf | +0.0% |
| Sep 29, 2025 | 17F | 1 BR · 1 BA | $825,000 | +0.0% | |
| Jul 15, 2025 | 8D | 2 BR · 2 BA · 1,250 sf | $1,485,000 | $1,188/sf | -1.0% |
| Jun 26, 2025 | 18F | 1 BR · 1 BA | $799,000 | +0.0% |
Market read. Most recent trades (2026) cleared a median $633/sf across 3 sales. Median listing discount 1.8% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Oct 13, 2003 | 8L | $285,000 |
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 1-00906-0024) 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 on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
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. Medical professionals are a structural component of the buyer pool here, which supports liquidity.
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.
What to know if you’re selling
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.
The building's reputation is an asset — document it. Listing records consistently describe a financially sound, well-managed cooperative. 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.
Comparable buildings
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
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Gramercy — read The Roebling Team Guide to Gramercy.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
Considering a move at Spruce Ridge House?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Spruce Ridge House 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.