Manhattan condos · below 96th $1,632/sf ▴3%Manhattan co-ops · below 96th $271K/room ▴4%Central Park perimeterPark Ave $433K/room ▴3%CPW $482K/roomFifth Ave $529K/roomBillionaires' Row $3,350/sfFiDi $1,255/sf ▾3%
Full index →
646.939.7375·
★92 Google reviews
Buildings·Spruce Ridge House·Sold prices

Back to Spruce Ridge House building profile

245 East 25th Street (Spruce Ridge House)Recorded sales & closing prices

245 East 25th Street, New York, NY 10010

189 recorded transfers, 2003–2026. Sortable and searchable below.

Own an apartment at Spruce Ridge House?
Enter your apartment to see its recorded sale history and today’s estimate.

Co-ops are normally measured by price per room, since square footage is not officially recorded for them. This building is shown in price per square foot because most of its sales carry documented footage, which makes the sharper measure the honest one here.

Recorded transfers
189
Date range
2003–2026
Median $/sf
$790
2026 to date · adjusted · 5 sales
Listing discount
1.8%
median, from last ask
Monthly carry/sf
$2.30
≈ $1,977/mo · last 12 mo
Price range
$285K – $1.49M
Price shift · median $/sf · floor-adjusted
Since 2003
▲ +47.6%
10-Year
▼ -1.2%
Since 2022
▼ -4.4%
1-Year
▲ +0.2%

Change in the building’s median $/sf over each window, on a floor-adjusted basis — standardized to the building’s average floor, so it reflects price rather than which floors happened to sell. This is a different method from The Roebling Index, which publishes plain medians and applies no floor adjustment; the two are not interchangeable. Floor adjustment standardizes for floor only. It does not control for condition, size, exposure, renovation or the mix of what happened to trade. (2022 marks the rate-shock inflection.) Like-for-like repeat-sale figures to follow.

The complete recorded-sale history for Spruce Ridge House, compiled from NYC Department of Finance transfer records, with apartment-by-apartment detail from The Roebling Research Library. Across sales with a public asking price, the building carries a median listing discount of 1.8% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy here.

Price per square foot over time

86 sales with a known square footage, by closing date.

$401$817$1,233'03'07'11'15'19'23'2611D · $556/sf · 200314A · $461/sf · 200316F · $657/sf · 20044J · $553/sf · 200420C · $722/sf · 200517L · $684/sf · 2005PH21L · $723/sf · 20053H · $755/sf · 200510K · $777/sf · 200514D · $750/sf · 2006PHK · $844/sf · 200615B · $694/sf · 2006PHE · $446/sf · 2006PHC · $741/sf · 20063K · $727/sf · 20064J · $753/sf · 2006PH21A · $841/sf · 200711H · $746/sf · 200712L · $787/sf · 20075H · $725/sf · 20074C · $758/sf · 200710A · $850/sf · 20089K · $900/sf · 20087H · $713/sf · 20088B · $700/sf · 20098A · $681/sf · 200918C · $636/sf · 200914K · $556/sf · 20092L · $683/sf · 20102J · $653/sf · 201012K · $753/sf · 201019K · $763/sf · 201011B · $692/sf · 20118E · $656/sf · 20113B · $700/sf · 201116E · $672/sf · 20113J · $686/sf · 2012PH21L · $794/sf · 201220E · $785/sf · 2012PH21A · $740/sf · 201215B · $883/sf · 201312L · $786/sf · 20135J · $764/sf · 20144C · $821/sf · 201411L · $745/sf · 20144B · $912/sf · 20144A · $869/sf · 20145A · $828/sf · 20158C · $837/sf · 20154K · $857/sf · 20154J · $799/sf · 201519L · $1,125/sf · 20163L · $984/sf · 20166L · $1,021/sf · 20163K · $907/sf · 201610G · $1,069/sf · 20169A · $1,000/sf · 201710K · $999/sf · 20174B · $994/sf · 201711B · $999/sf · 201812K · $1,013/sf · 2018PH21A · $881/sf · 20184A · $906/sf · 20198D · $1,104/sf · 20209J · $747/sf · 20203H · $974/sf · 202011F · $902/sf · 20219K · $1,000/sf · 20216G · $942/sf · 20213F · $939/sf · 2021PH21A · $1,040/sf · 20229G · $1,095/sf · 20226K · $932/sf · 202216K · $901/sf · 20227B · $972/sf · 202212D · $917/sf · 20225F · $732/sf · 20238L · $954/sf · 202415C · $861/sf · 20248D · $1,188/sf · 20253F · $961/sf · 202510E · $732/sf · 20269E · $750/sf · 202615B · $984/sf · 20268L · $1,062/sf · 202612J · $788/sf · 2026
Each dot is one recorded sale with a known interior square footage, plotted by closing date against price per square foot. The line is the median $/sf each year, adjusted to a floor-standardized (average-floor) unit — so it reflects price movement, not which floors happened to sell that year. Individual sale prices in the table below are unadjusted — and you can click any dot to jump straight to that sale.
Median, 2026 to date (floor-adjusted)$790/sfevery bar sits above or below this · 0%

The vertical premium

Time-adjusted price per square foot by floor group, against the recent median. These figures reflect the apartments that traded and do not isolate the value of light, views, layout or condition.

Floors 6–20 18 sales
+2%
Floors 1–5 4 sales
+0%

Premium by line

Time-adjusted price per square foot by line, against the recent median. Line groups are not floor-controlled and do not isolate the value of light, outlook, layout or condition.

Line D 3 sales
+17%
Line K 3 sales
+0%
Line F 4 sales
-2%

Recent closings

The building’s 10 most recent market sales.

DateUnitApartmentPrice$/sfvs. Ask
Sep 24, 202612J1 BR · 1 BA · 800 sf$630,000$788-9.4%
Aug 26, 20268L1 BR · 1 BA · 650 sf$690,000$1,062+10.4%
May 1, 202615B2 BR · 1 BA · 900 sf$885,720$984-1.6%
Apr 24, 20269E1 BR · 1 BA · 800 sf$600,000$750-7.7%
Mar 3, 202610E1 BR · 1 BA · 820 sf$600,000$732+0.0%
Jan 29, 202610L1 BR · 1 BA$580,000-7.2%
Nov 18, 20253F2 BR · 1.5 BA · 1,025 sf$985,000$961+0.0%
Sep 29, 202517F1 BR · 1 BA$825,000+0.0%
Jul 15, 20258D2 BR · 2 BA · 1,250 sf$1,485,000$1,188-1.0%
Jun 26, 202518F1 BR · 1 BA$799,000+0.0%

The retrade record

Lines that have changed hands more than once in the public record — the building’s appreciation arc, apartment by apartment. Showing the 24 strongest of 41 repeat-trade lines; sort the table below by Unit to see every line’s full history.

8L · 650 sf+142%
$285,000 2003 → $597,550 2017 → $620,000 ($954/sf) 2024 → $690,000 ($1,062/sf) 2026
19L+57%
$430,000 2005 → $675,000 ($1,125/sf) 2016 → $675,000 2020
18C+56%
$700,000 ($636/sf) 2009 → $1,095,000 2021
4B · 900 sf+54%
$580,000 2005 → $821,000 ($912/sf) 2014 → $895,000 ($994/sf) 2017
12H+49%
$419,999 2005 → $485,000 2012 → $626,500 2021
5L+46%
$393,000 2008 → $575,000 2018
11B · 900 sf+44%
$622,500 ($692/sf) 2011 → $899,000 ($999/sf) 2018
15B · 900 sf+42%
$625,000 ($694/sf) 2006 → $795,000 ($883/sf) 2013 → $885,720 ($984/sf) 2026
9G · 653 sf+41%
$508,000 2015 → $715,000 ($1,095/sf) 2022
4J+40%
$415,000 ($553/sf) 2004 → $565,000 ($753/sf) 2006 → $599,000 ($799/sf) 2015 → $580,000 2021
6L · 611 sf+37%
$455,000 2011 → $624,000 ($1,021/sf) 2016
PHC+36%
$667,000 ($741/sf) 2006 → $910,000 2018
12K · 750 sf+35%
$565,000 ($753/sf) 2010 → $760,000 ($1,013/sf) 2018
4K+33%
$562,000 2009 → $498,000 2011 → $643,000 ($857/sf) 2015 → $745,000 2018
11L+30%
$484,000 ($745/sf) 2014 → $630,000 2021
3H · 550 sf+29%
$415,000 ($755/sf) 2005 → $535,590 ($974/sf) 2020
10K · 750 sf+29%
$582,500 ($777/sf) 2005 → $749,000 ($999/sf) 2017
9A · 800 sf+29%
$620,000 2009 → $800,000 ($1,000/sf) 2017
4H+26%
$425,000 2013 → $534,000 2021
7H+26%
$410,000 ($713/sf) 2008 → $515,000 2019
17L+26%
$390,000 ($684/sf) 2005 → $490,000 2013
3J+25%
$480,000 ($686/sf) 2012 → $600,000 2020
4A · 800 sf+25%
$582,000 2007 → $695,000 ($869/sf) 2014 → $725,000 ($906/sf) 2019
12L+25%
$496,000 ($787/sf) 2007 → $495,000 ($786/sf) 2013 → $620,000 2018

Every recorded sale

Sort any column; filter by unit or keyword. Prices are the recorded transfer amount at the NYC Department of Finance. Every sale sits in one of three states: counted in the building’s medians and trend; shown but excluded as a non-arms-length or nominal transfer; or shown and ⚑ flagged for review — a possible duplicate filing or an extreme $/sf outlier, held out of the statistics pending manual verification rather than allowed to move them.

189 recorded sales
Apartment
Sep 24, 202612J1 BR · 1 BA800$630,000$788-9.4%
Sep 9, 20267Eoutside the market statistics (eligibility screen)—$520,000——
Aug 26, 20268L1 BR · 1 BA650$690,000$1,062+10.4%
May 1, 202615B2 BR · 1 BA900$885,720$984-1.6%
Apr 24, 20269E1 BR · 1 BA800$600,000$750-7.7%
Mar 3, 202610E1 BR · 1 BA820$600,000$732+0.0%
Jan 29, 202610L1 BR · 1 BA—$580,000—-7.2%
Nov 18, 20253F2 BR · 1.5 BA1,025$985,000$961+0.0%
Sep 29, 202517F1 BR · 1 BA—$825,000—+0.0%
Jul 15, 20258D2 BR · 2 BA1,250$1,485,000$1,188-1.0%
Jun 26, 202518F1 BR · 1 BA—$799,000—+0.0%
Jun 11, 20259L1 BA—$625,000—+0.0%
Mar 18, 20252A1 BR · 1 BA—$595,000—+0.0%
Jan 22, 20258K1 BR—$507,224—-7.8%
Jan 15, 202517B1 BR · 1 BA—$725,000—-3.3%
Jun 28, 202415C1 BR · 1 BA950$817,500$861-9.1%
Jun 18, 2024PHL1 BR · 1 BA—$713,000—+1.9%
May 7, 20248L1 BR · 1 BA650$620,000$954-0.8%
Oct 26, 20236J1 BR—$525,000—+1.2%
May 30, 20235F2 BR · 1.5 BA1,025$750,000$732-6.3%
Nov 22, 202212D2 BR · 2 BA1,200$1,100,000$917-11.9%
Nov 7, 20227B2 BR · 1 BA900$875,000$972-1.1%
Oct 6, 202220L1 BR · 1 BA—$698,000—+2.8%
Sep 12, 202212F2 BR · 1.5 BA—$780,000—-2.4%
Aug 30, 20223A1 BR · 1 BA—$725,000—-4.6%
Aug 5, 202216K1 BR · 1 BA810$730,000$901-5.8%
Jun 2, 20222L1 BR · 1 BA—$485,000—-2.0%
May 10, 20226K1 BR · 1 BA750$699,000$932-2.8%
Apr 12, 20229G1 BR · 1 BA653$715,000$1,095-1.4%
Feb 25, 2022PH21A2 BR · 1 BA1,010$1,050,000$1,040+0.0%
Jan 10, 202211Coutside the market statistics (eligibility screen)—$800,000——
Dec 14, 202111E1 BR · 1 BA—$500,000—+0.0%
Sep 27, 20213F2 BR900$845,000$939-5.6%
Aug 24, 20216G1 BR · 1 BA653$615,000$942-5.2%
Aug 19, 20214H1 BR · 1 BA—$534,000—-6.2%
Aug 17, 202112H1 BR · 1 BA—$626,500—-5.8%
Aug 13, 202111L1 BR · 1 BA—$630,000—-3.1%
Jul 29, 20219K1 BR · 1 BA750$750,000$1,000-5.7%
May 17, 20212J1 BR · 1 BA—$560,000—-3.3%
Apr 20, 202111F2 BR · 1.5 BA1,025$925,000$902-7.0%
Mar 31, 20214J1 BR · 1 BA—$580,000—-6.3%
Mar 16, 202118C2 BR · 1.5 BA—$1,095,000—-8.4%
Feb 22, 20213L1 BR · 1 BA—$485,000—-17.1%
Jan 27, 20219L1 BA—$585,000—-2.3%
Dec 1, 202018L1 BR · 1 BA—$654,000—-3.7%
Oct 28, 20203H1 BR · 1 BA550$535,590$974-2.4%
Oct 22, 202019L1 BR · 1 BA—$675,000—+0.0%
Aug 14, 20203J1 BR · 1 BA—$600,000—-7.6%
Aug 10, 20209J1 BR · 1 BA750$560,000$747-10.4%
Feb 28, 20208D3 BR · 2 BA1,250$1,380,000$1,104-1.1%
Feb 21, 20202E1 BR · 1 BA—$675,000—+0.0%
Oct 23, 20193G1 BR · 1 BA—$560,000—-5.1%
Jul 31, 20197H1 BR · 1 BA—$515,000—-2.6%
May 28, 20194A1 BR · 1 BA800$725,000$906-3.3%
Apr 12, 201916L1 BR · 1 BA—$652,050—-6.2%
Apr 10, 20193A1 BR · 1 BA—$725,000—-5.8%
Dec 11, 201812L1 BR—$620,000—-0.8%
Oct 22, 2018PH21A2 BR1,010$890,000$881-0.6%
Oct 15, 201817Doutside the market statistics (eligibility screen)—$945,000——
Aug 16, 201812K1 BR750$760,000$1,013-4.4%
May 23, 201811B2 BR900$899,000$999+0.0%
Apr 20, 20185L1 BR—$575,000—-6.7%
Jan 23, 20184K1 BR—$745,000—-0.7%
Jan 8, 2018PHC1 BR—$910,000—+1.7%
Dec 20, 20176E1 BR—$745,000—-0.5%
Nov 7, 20174B2 BR900$895,000$994+0.0%
Sep 21, 20178L1 BR—$597,550—-6.6%
Aug 24, 201714L1 BR—$610,000—-6.0%
Mar 6, 201710K1 BR750$749,000$999+0.0%
Jan 13, 20179A1 BR800$800,000$1,000-3.0%
Aug 22, 201610G1 BR650$695,000$1,069+0.0%
Aug 18, 20163K1 BR750$680,000$907+0.7%
Aug 4, 20166L1 BR · 1 BA611$624,000$1,021-2.3%
Apr 19, 20163L1 BR611$601,000$984+4.5%
Apr 7, 20165Coutside the market statistics (eligibility screen)—$382,500——
Mar 29, 2016PHL1 BR—$655,000—-5.8%
Mar 22, 201619L1 BR600$675,000$1,125+9.0%
Oct 1, 201512B2 BR · 1 BA—$879,000—+0.0%
Jul 7, 20154J1 BR · 1 BA750$599,000$799+0.0%
Jun 26, 20156H1 BR · 1 BA—$499,000—+0.0%
May 29, 20154K1 BR750$643,000$857+7.3%
Mar 3, 20158C2 BR950$795,000$837-1.9%
Feb 20, 20159G1 BR · 1 BA—$508,000—+0.6%
Feb 3, 201510A1 BRoutside the market statistics (eligibility screen)800$685,000$856—
Jan 29, 20155A1 BR800$662,500$828-3.3%
Sep 19, 201416F1 BRoutside the market statistics (eligibility screen)875$830,000$949—
Sep 4, 20144A1 BR800$695,000$869+0.0%
Jul 24, 201419D1 BR—$725,000—+3.6%
Jul 17, 20144B2 BR900$821,000$912+5.4%
Jun 20, 20148B2 BRoutside the market statistics (eligibility screen)900$805,000$894—
Jun 13, 20147B2 BR—$790,000—+2.7%
Apr 22, 201411L1 BR · 1 BA650$484,000$745-7.8%
Mar 7, 20144C2 BR950$780,000$821+0.0%
Mar 5, 20145J1 BR · 1 BA700$535,000$764-1.8%
Dec 2, 201317L1 BR · 1 BA—$490,000—-1.8%
Nov 27, 201314FCo-op Sponsor Transfer2 BRoutside the market statistics (eligibility screen)—$738,500—-1.5%
Oct 25, 201312L1 BR630$495,000$786+0.0%
Aug 15, 201321Eoutside the market statistics (eligibility screen)—$683,000——
Jul 19, 20136K1 BR · 1 BA—$531,000—-3.3%
Jul 15, 20136J1 BR—$525,000—+1.2%
Jul 2, 201315B2 BR900$795,000$883+0.0%
Jun 17, 20134H1 BR · 1 BA—$425,000—-6.4%
May 6, 201311F2 BR · 1.5 BA—$808,096—+5.1%
Mar 21, 20133G1 BR—$495,000—+0.0%
Mar 1, 201318L1 BRoutside the market statistics (eligibility screen)—$485,000——
Dec 17, 201212E1 BR—$555,000—+0.9%
Nov 30, 2012PH21A1 BR · 1 BA1,000$740,000$740-1.3%
Sep 27, 201216A1 BRoutside the market statistics (eligibility screen)—$599,000——
Sep 25, 20126E1 BRoutside the market statistics (eligibility screen)—$522,500——
Aug 31, 20129C2 BR · 1 BAoutside the market statistics (eligibility screen)900$655,000$728—
May 4, 20125Houtside the market statistics (eligibility screen)550$425,000$773—
Apr 10, 201220E1 BR1,000$785,000$785+12.9%
Mar 8, 2012PH21L1 BR630$500,000$794+0.0%
Mar 6, 20123J1 BR700$480,000$686-9.3%
Feb 28, 201212H1 BR—$485,000—-2.8%
Feb 24, 20123G1 BR—$475,000—-3.1%
Jan 26, 20124G1 BR—$477,500—-1.5%
Nov 30, 201116E1 BR800$537,500$672-5.5%
Jul 28, 20114K1 BR—$498,000—-5.9%
May 9, 20113B1 BR900$630,000$700-5.8%
May 5, 20116L1 BR—$455,000—-5.0%
Apr 29, 20118E1 BR800$525,000$656-4.4%
Apr 29, 20116Boutside the market statistics (eligibility screen)—$605,000——
Mar 17, 201111B2 BR900$622,500$692-2.7%
Mar 14, 20112Goutside the market statistics (eligibility screen)—$450,000——
Feb 11, 201120A1 BR—$660,000—+3.3%
Nov 10, 201019K1 BR800$610,000$763-3.0%
Sep 30, 201012K1 BR750$565,000$753-1.7%
Sep 15, 20102J1 BR750$490,000$653-8.4%
Sep 8, 20102L1 BR630$430,000$683+0.0%
Jun 8, 20101G1 BR—$410,000—+0.0%
Dec 10, 200914K1 BR700$389,000$556—
Oct 7, 20093L1 BR—$390,000—-9.1%
Aug 17, 200918C2 BR1,100$700,000$636-12.4%
Jun 25, 20098A1 BR800$545,000$681-5.9%
Jun 18, 20098B2 BR900$630,000$700-9.4%
Apr 15, 20099A1 BR—$620,000—-8.7%
Mar 27, 20094K1 BR—$562,000—-5.5%
Oct 20, 20085L1 BR—$393,000—-1.5%
Aug 22, 20087B2 BR—$750,000—-3.2%
Jun 28, 200820E1 BRnon-market transfer (excluded from $/sf & trends)1,000$195,000——
May 28, 20087H1 BR575$410,000$713-4.4%
Feb 6, 200818D1 BR—$795,000—-2.9%
Jan 29, 20089K1 BR750$675,000$900+0.0%
Jan 28, 200810A1 BR800$680,000$850-2.2%
Nov 29, 20074E1 BR—$610,000—+2.5%
Sep 24, 20076Boutside the market statistics (eligibility screen)—$250,000——
Aug 24, 20074C2 BR950$720,000$758-4.0%
Aug 1, 20075H550$399,000$725-2.4%
Jul 30, 200712L1 BR630$496,000$787+0.2%
Jul 12, 200711H1 BR575$429,000$746+0.0%
Jun 20, 20079L1 BAoutside the market statistics (eligibility screen)—$480,000——
May 9, 20071G1 BR—$400,000—-2.4%
May 7, 200720L1 BR · 1 BAoutside the market statistics (eligibility screen)—$449,000——
Apr 27, 20076K1 BR—$569,000—+0.0%
Mar 20, 20074A1 BR—$582,000—-0.5%
Feb 12, 200712E1 BRoutside the market statistics (eligibility screen)—$560,000——
Feb 9, 2007PH21A1 BR950$799,000$841+0.0%
Sep 29, 20064J1 BR750$565,000$753-1.7%
Sep 28, 20063K1 BR750$545,000$727-4.2%
Aug 17, 2006PHC1 BR900$667,000$741-1.8%
May 10, 200616A1 BR—$600,000—-11.1%
Apr 28, 2006PHE1 BR850$379,000$446—
Feb 3, 200615B2 BR900$625,000$694-0.6%
Jan 13, 2006PHK1 BR800$675,000$844-3.5%
Jan 12, 200614D3 BR1,147$860,000$750-4.3%
Jan 4, 200610B1 BR—$660,000—-2.2%
Dec 19, 200519L1 BR—$430,000—+0.0%
Nov 30, 200510K1 BR750$582,500$777+7.9%
Nov 21, 20053H1 BR550$415,000$755+0.0%
Nov 10, 2005PH21L1 BR630$455,500$723+6.2%
Sep 16, 20054F2 BR—$737,000—-1.6%
Sep 16, 200512H1 BR—$419,999—-2.3%
Aug 2, 200511Coutside the market statistics (eligibility screen)—$715,000——
Jun 3, 20052L1 BRoutside the market statistics (eligibility screen)630$360,000$571—
Feb 8, 200517L1 BR570$390,000$684—
Jan 26, 20054B2 BR—$580,000—+0.9%
Jan 11, 200520C1 BR900$650,000$722+1.7%
Nov 11, 200411J1 BR—$440,000—+3.5%
Sep 15, 20048L1 BRoutside the market statistics (eligibility screen)—$340,000——
Sep 13, 20044J1 BR750$415,000$553+0.0%
Jul 29, 200418L1 BRoutside the market statistics (eligibility screen)—$420,000——
Jun 25, 200417L1 BRoutside the market statistics (eligibility screen)570$267,500$469—
May 24, 200421Aoutside the market statistics (eligibility screen)—$550,000——
May 19, 20043K1 BRoutside the market statistics (eligibility screen)750$390,000$520—
Apr 2, 200416F1 BR875$575,000$657+0.0%
Nov 19, 200314A1 BR800$369,000$461+0.0%
Oct 13, 20038L1 BR—$285,000——
Sep 2, 200311D2 BR1,250$695,000$556+0.0%
Sources, exclusions and how these figures are computed

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. Storage, parking, and commercial units are excluded from all figures. Floor- and line-level $/sf are time-controlled (each sale measured against the building’s going rate at the time of sale) and expressed at today’s pricing, so they isolate the floor or line premium rather than blend two decades of market movement.

Buying or selling at Spruce Ridge House?

Put this data to work.

Buying here

Know what’s fair before you offer — we’ll show you where each line trades, the building’s discount-to-ask pattern, and where the value sits right now.

Selling here

Price to the building’s real trajectory, not a guess — we’ll position your line against its true comps to maximize the outcome.

Prefer to speak directly? Schedule a consultation →
Corey Cohen, Licensed Associate Real Estate Broker · The Roebling Team at Compass
646.939.7375 · c.cohen@compass.com