- Year built
- 1983
- Type
- Condominium
- Units
- 25
- Floors
- 9
- Landmark
- No
- Pets
- Pets permitted; cats and dogs allowed
- Subletting
- Permitted under the condominium declaration
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2003–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $974
- Listing discount
- 0.0%
- Recorded sales
- 31
- On record
- 2003–2025
250 East 31st Street is a small, well-maintained boutique condominium built in 1983 on a quiet Kips Bay side street. With 25 residences across roughly nine stories, it sits at the intimate end of the neighborhood's condominium spectrum — a low-rise, low-density building for buyers who prefer the scale and privacy of a small house to the breadth of services in a full-amenity tower.
The building's appeal is precisely its modesty. Kips Bay is one of central Manhattan's most practical residential neighborhoods — calm, residential, well-served by transit, and anchored by the NYU Langone and Bellevue medical corridor — and 250 East 31st Street offers ownership there in a building small enough that residents know it well. Carrying costs in a boutique building without a doorman or a deep amenity package tend to be lower than in a full-service tower, which is part of the value proposition for the right buyer.
This is a neighborhood condominium, not a trophy address. It serves buyers who want the flexibility of condominium ownership and a quiet, human-scaled building in a convenient location, and it has traded steadily on that basis.
Architecture and unit composition
250 East 31st Street presents as an intimate red-brick building, lower-rise and smaller in scale than the full-service towers nearby. The 25-unit count and roughly nine-story height keep density low, and the building includes penthouse units at the top. The boutique scale produces a quiet, residential character throughout.
As a condominium, apartments are valued on a price-per-square-foot basis. Floor, exposure, outdoor space (where present), and renovation condition are the dominant variables, with the penthouse units occupying the top of the building's price band. Buyers should evaluate the specific line in person, as a small building of this kind has meaningful variation between apartments.
Building operations
250 East 31st Street operates as a boutique, self-managed-style condominium with a live-in superintendent. The building emphasizes security and maintenance over a broad amenity package: an elevator, a virtual/smart intercom system, and key-fob access are on the published list, with the live-in super providing day-to-day building care. There is no doorman or fitness center; buyers who require those should weigh that against the lower carrying costs and greater privacy a building of this scale typically offers.
Governance is by a condominium board. Condominium ownership carries the flexibility characteristic of the form: pied-à-terre use, investment ownership, and subletting are permitted under the declaration, pets are permitted, and resales are not subject to cooperative-style board approval. Any right-of-first-refusal mechanics and renovation rules should be reviewed against the current bylaws and house rules. In a small building, review the common-charge structure and reserve status carefully, since a limited unit count means fewer owners to share major capital costs.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $12,715/yr
- Per unit / month range
- $0 – $42
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
- Buyer transfer fee equal to two (2) times the unit's monthly common charges
- Notable fees
- Application processing $500; credit check $100/applicant; move-in/out deposit $400 each
Recent sales
250 East 31st Street is a small but actively traded Kips Bay condominium, with closings recorded across recent years including periodic penthouse sales. As a condo, apartments are read on a price-per-square-foot basis. Because the building is small, turnover is naturally modest and there will not always be a recent in-building comparable — so pricing often draws on the broader Kips Bay boutique-condo set.
The building's pricing argument is boutique scale and value: a quiet, low-density condominium in a convenient central location, typically at lower carrying costs than a full-service tower. The penthouse units and any apartments with outdoor space anchor the top of the range. With thin in-building turnover, careful comparable selection across nearby boutique condominiums is essential. Verify the most recent closings against NYC Department of Finance recorded transfers and exclude any non-arms-length transfers.
Recent closings 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 |
|---|---|---|---|---|---|
| Dec 11, 2024 | 9C | 2 BR · 2 BA · 1,290 sf | $967,450 | $750/sf | -12.0% |
| Nov 5, 2024 | 6B | 868 sf | $830,000 | $956/sf | off-mkt |
| Jul 12, 2024 | 3B | 2 BR · 1.5 BA · 1,000 sf | $1,100,000 | $1,100/sf | +0.0% |
| Sep 11, 2023 | 7A | 2 BR · 1.5 BA · 873 sf | $1,025,000 | $1,174/sf | -6.7% |
| Jan 3, 2022 | 7C | 1 BR · 1 BA · 750 sf | $805,000 | $1,073/sf | +0.0% |
| Jun 29, 2020 | PH9A | 2 BR · 1,084 sf | $1,260,000 | $1,162/sf | +0.0% |
| Jul 12, 2018 | 9A | 1,084 sf | $915,000 | $844/sf | off-mkt |
| Nov 8, 2012 | 4B | 2 BR · 868 sf | $885,000 | $1,020/sf | off-mkt |
Market read. $/sf is measured on the latest sales with reliable square footage (2024): a median $974/sf across 3 sales. The building has traded as recently as 2025. Median listing discount 0.0% from the last 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 1-00911-7502) 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 buying
Condo flexibility is real. No board approval to purchase; pied-à-terre, investment use, and subletting are permitted under the declaration. Confirm the specifics at offer stage.
It is a boutique building — set expectations. Lower density and lower carrying costs, but not a doorman or full amenity package. The trade is privacy and economy for breadth of services.
Reserve depth matters in a small building. With only 25 owners, major capital projects spread across fewer units. Review the common-charge structure and reserve status closely.
Penthouse and outdoor-space units are distinct products. They anchor the top of the building's price band; evaluate them on their own terms.
Run the mansion-tax math. Where pricing reaches $1M, the cliff thresholds apply — model them.
What to know if you’re selling
Tell the boutique story. Quiet scale, lower carrying costs, and — for the right units — penthouse position or outdoor space are the marketing strengths.
Price against the right set. With sparse in-building comps, defensible pricing relies on a carefully chosen group of nearby boutique-condo sales.
Closing is condo-fast. Resales are not subject to board approval; expect a 30–45 day path from contract to closing.
Comparable buildings
If you're considering 250 East 31st Street, also evaluate:
- 250 East 30th Street (The Sycamore) — full-service Kips Bay condominium directly nearby
- 45 East 22nd Street — Gramercy / Flatiron condominium nearby
- 111 Fourth Avenue — nearby Gramercy-area cooperative
- 300 East 40th Street — Murray Hill / Tudor City-area condominium
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Gramercy — read The Roebling Team Guide to Gramercy.
Considering a move at 250 East 31st Street?
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 250 East 31st 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.