- Year built
- 1925
- Type
- Condominium
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Pets
- Pets permitted; species and limits not stated
- Doorman
- Doorman (hours not stated)
Every recorded sale at this building, 2004–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2025
- $930
- floor-adjusted, 2 sales
- Listing discount
- 1.4%
- Recorded sales
- 32
- On record
- 2004–2025
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Greentree Condominium 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.
Greentree Condominium, at 248 East 31st Street, is a boutique condominium on one of Kips Bay's finest townhouse blocks — a quiet, low-rise stretch between Second and Third Avenues that retains the residential character buyers come to this part of Murray Hill / Kips Bay to find. The building dates to the early twentieth century and was converted to condominium use, producing a small, owner-focused building of just 30 residences across nine stories.
The appeal is the combination of scale, structure, and lifestyle. Greentree pairs the intimacy of a 30-unit building with full-service basics — a 24-hour lobby attendant and a live-in superintendent — and a standout shared amenity: a planted roof deck with river views, a genuine luxury on a block of this scale. As a condominium, it offers fee-simple ownership, flexible financing, and the resale and rental latitude that buyers increasingly prioritize, and it is pet-friendly.
For a buyer who wants a quiet residential block with the convenience of a doorman building and the flexibility of condominium ownership, Greentree delivers — with the practical anchors of the neighborhood (the AMC Kips Bay cinema, Equinox, Trader Joe's, and Fairway each about a block away, plus the 6 train and crosstown bus) all immediately at hand.
Architecture and unit composition
The building belongs to the early-twentieth-century low-rise tradition, set on a townhouse-scaled block and converted to residential condominium use — a transformation that produced the building's 30 homes across nine floors. The result is a quiet, human-scaled building whose residential conversion gave it the layouts and systems of contemporary apartment living within a period structure.
The 30 residences run at boutique scale, with the conversion delivering modern kitchens and baths within the building's original bones. The planted roof deck — landscaped, with river views — is the building's signature shared space, offering open-air lounging that punches well above the building's size. Bike storage and a storage-unit program (with a wait list) handle the practical demands of city living, and a live-in superintendent keeps the building well-tended.
Building operations
Greentree operates as an attended condominium with a 24-hour lobby attendant and a live-in superintendent, for a 30-unit building. The building is pet-friendly. As a condominium, it offers fee-simple ownership without a co-op board process: purchases clear through a right-of-first-refusal rather than a board interview. Confirm financing, pied-à-terre, subletting and trust or entity ownership rules in the declaration and bylaws. The roof deck, bike storage, and shared systems are maintained through the common charges; review the current budget and any assessments.
Application and transaction fees
Fees below are from building management's published schedule, as of August 2025. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
Rental or lease
6 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Administrative Fee | Paid by Tenant | When With the application | Amount $250 | Refundable Non-refundable |
| Application Processing Fee | Paid by Tenant | When With the application | Amount $550 | Refundable Non-refundable |
| Disbursements Fee | Paid by Tenant | When With the application | Amount $75 | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out DepositConditionalConditions: If no damage | Paid by Landlord | When With the application | Amount $350 | Refundable Conditional; see terms |
| Move In DepositConditionalConditions: If no damage | Paid by Tenant | When With the application | Amount $350 | Refundable Conditional; see terms |
Lease renewal
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Tenant | When With the application | Amount $100 | Refundable Non-refundable |
Refinance
1 item
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Expedited Questionnaire | Paid by Buyer | When With the application | Amount $150 | Refundable Not stated |
Ownership transfer
1 item
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Condo Transfer Fee | Paid by Buyer | When With the application | Amount $275 | Refundable Non-refundable |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: The Roebling Team's building profile
- In-unit washer/dryer
- Not verified
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Common charges alone, per square foot
- $1.02 per square foot a monthMedian of 3 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $1.22 per square foot a monthMedian of 3 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Doorman (hours not stated)Source: The Roebling Team's building profile
- Attended lobby
- YesSource: The Roebling Team's building profile
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Roof deck, bike storage, storageSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $6,487/yr
- Per unit / month range
- $0 – $18
- Modeled exposure split equally across 30 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the inspector (QEWI) identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Recent sales
Recent closings 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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Aug 26, 2025 | 2C | 1 BR · 1.5 BA · 1,085 sf | $999,000 | $921/sf | -8.8% |
| Jun 18, 2025 | 4A | 2 BR · 2 BA · 1,483 sf | $1,470,000 | $991/sf | -1.9% |
| Oct 19, 2020 | 1C | 2 BR · 2.5 BA · 1,800 sf | $1,100,000 | $611/sf | -21.1% |
| Nov 7, 2018 | 4C | 1,115 sf | $1,200,000 | $1,076/sf | — |
| Jul 6, 2017 | 8B | 2 BR · 1,600 sf | $1,825,000 | $1,141/sf | +1.5% |
| Apr 19, 2016 | 5A | 1 BR · 1 BA · 1,184 sf | $999,000 | $844/sf | -15.7% |
| Nov 20, 2015 | 1B | 2 BR · 2,035 sf | $1,300,000 | $639/sf | -10.3% |
| Jul 10, 2014 | 2B | 2 BR · 2 BA · 1,220 sf | $1,145,000 | $939/sf | +0.0% |
Market read. Most recent trades (2025) cleared a median $930/sf (floor-adjusted) across 2 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 1.4% 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.
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 1-00911-7501; each condominium apartment is its own tax lot). 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 from recorded condo declarations and offering plans.
Closed rents at Greentree Condominium, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 2 bedroom | 3 | $7,500 |
4 closed leases, October 2023 to September 2026. Most recent lease October 2025. Based on few leases. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at Greentree Condominium and nearby.
Buying here? Condo closing costs with a mortgage typically run 3 to 6% of the price. See NYC co-op and condo closing costs, line by line.
Keep up with Greentree Condominium and its market
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What to know if you’re buying
The buying case is block, structure, and amenity. You are buying into a boutique condominium on one of Kips Bay's quietest townhouse blocks, with a 24-hour attendant, a live-in super, a planted roof deck with river views, and pet-friendly rules — all in fee-simple condominium form, with the financing and resale flexibility that ownership structure provides. The neighborhood conveniences are unusually dense, with shopping, a gym, a cinema, and transit all within a block.
Diligence runs along condominium lines: review the reserve fund and capital-project history, the condition of the building's systems and roof given its age and conversion, and the specifics of any unit's light, layout, and storage assignment. In a building this size, floor and light drive value more than raw square footage, and access to the storage program is worth confirming.
What to know if you’re selling
Sellers lead with the building's distinctive combination: a boutique, pet-friendly condominium on a serene townhouse block, with a doorman and a river-view roof deck, and the flexibility of condominium ownership. In a corridor where much of the comparable inventory is larger or co-op, that package — quiet block, real amenity, fee-simple structure — is a strong story.
Benchmark pricing to the Murray Hill / Kips Bay condominium set, adjusting for floor, light, layout, and renovation. Presentation should foreground the roof deck and the block's character, and emphasize the convenience of the surrounding amenities ; check current competing listings and dated transfers for this 30-unit building.
Comparable buildings
If you're considering Greentree, these nearby Murray Hill / Kips Bay buildings make a useful comparison set:
- 222 East 35th Street — boutique Murray Hill building nearby
- 225 East 34th Street — a 2007 full-service condominium
- 200 East 32nd Street — Kips Bay building close by
- 165 East 32nd Street — Murray Hill / Kips Bay building nearby
- 305 East 24th Street — nearby building for comparison
- 230 East 20th Street — Gramercy-corridor building for scale comparison
More Kips Bay buildings
- 157 East 32nd Street (L'Isola) — 1988 condominium
- 205 East 24th Street — co-op
- 208 East 28th Street — 1940 co-op
- 303 East 33rd Street — 2009 condominium by Perkins Eastman
- 309 Third Avenue — 1972 co-op
- The Future, 200 East 32nd Street — 1993 condominium by Costas Kondylis & Partners
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Kips Bay.
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 Greentree Condominium?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com