26 Gramercy Park South (The Irving)
26 Gramercy Park South, New York, NY 10003
Gramercy Park
BBL 1008750055 · BIN 1017931
- Year built
- 1903
- Type
- Cooperative
- Units
- 78
- Floors
- 10
- Pets
- Permitted case-by-case with board approval
- Subletting
- Permitted after three years of ownership (board approval)
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median
- $590K
- Recent range
- $552K – $1.5M
- Listing discount
- 1.7%
- Recorded transfers
- 71
The Irving sits at the southeast corner of Gramercy Park, and it carries the single most coveted amenity in the neighborhood: a key to the park itself, the only private park in Manhattan. Constructed around 1903 as the Hotel Irving, the ten-story prewar building was converted to a cooperative in 1986 and holds 78 apartments within the Gramercy Park Historic District. Its two entrances — one on Gramercy Park South, one on East 19th Street's storied "Block Beautiful" — give it a dual address at one of the most desirable intersections in downtown Manhattan.
For buyers, the appeal is a prewar co-op with real character — 9-plus-foot ceilings, hardwood floors, windowed bathrooms, many apartments with direct park views — and the park key that defines Gramercy ownership. The building's early life as an apartment hotel is written into its layouts, with some residences combining original suites. A young Preston Sturges, the future film director, stayed at the Hotel Irving in 1914.
Architecture and unit composition
The Irving is a prewar apartment-hotel building of 1903, ten stories tall, within the Gramercy Park Historic District. Apartments typically feature ceilings above nine feet, hardwood floors, multiple exposures, and windowed bathrooms; many carry direct views of Gramercy Park. Layouts run studios to two-bedrooms, some formed by combining original hotel suites. The penthouse level sits one flight up from the elevator's ninth-floor terminus.
The cooperative holds 78 residential units. Recent co-op sales have averaged roughly $1,163 per square foot — high for a co-op, reflecting the park-key premium — with asking prices spanning roughly $410,000 for smaller units to well past $1M, and median asks around $525,000. Financing is available up to 80% (20% minimum down).
Building operations
26 Gramercy Park South operates as a prewar cooperative with a part-time doorman (evenings and weekends), a full-time live-in superintendent and porter, central laundry, bike storage, an elevator, and resident storage. Select units have in-unit washer/dryer. It is not a 24-hour doorman building — staffing is calibrated to a mid-size prewar co-op rather than a full-service tower. The defining amenity remains the park key.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $26,177/yr
- Per unit / month range
- $0 – $28
Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
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
- Sublet policy
- Graduated monthly sublet fee: 10% yr1, 30% yr3, 40% yr4, 50% yr5
- Notable fees
- Buyer processing $750; move-in/out deposit $500 each; alteration deposit $750
Recent sales
The Irving trades at a premium for a co-op — recent averages near $1,163 per square foot — because the Gramercy Park key, the Historic District address, and the direct park views are genuinely scarce. Apartments with park views command the strongest pricing. Demand is durable and inventory limited; the park key is the building's permanent differentiator.
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 |
|---|---|---|---|---|---|
| Jun 3, 2026 | 5F | 1 BR · 1 BA | $660,000 | -5.6% | |
| Dec 11, 2025 | 8CD | 2 BR · 2 BA | $1,475,000 | -1.3% | |
| Nov 10, 2025 | 6D | 1 BR · 1 BA | $595,000 | +3.5% | |
| Aug 12, 2025 | 8E | 1 BR · 1 BA · 500 sf | $590,000 | $1,180/sf | +1.7% |
| Sep 3, 2024 | 7C | 1 BR · 1 BA | $565,000 | -1.7% | |
| Jul 1, 2024 | 4A | 1 BR · 1 BA | $1,040,000 | +4.0% | |
| Feb 13, 2024 | 3E | 1 BR · 1 BA | $552,000 | -4.0% | |
| Apr 20, 2023 | 5F | 1 BR · 1 BA | $560,000 | -3.3% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $1,046/sf across 1 sale. The building has traded as recently as 2026. Median listing discount 1.7% 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 1-00875-0055) 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 park key is the point. Ownership conveys a key to Gramercy Park — the reason the building commands its premium. Park-view units carry the strongest values.
Subletting opens after three years. Subletting is permitted after three years of ownership with board approval; pied-à-terre use is permitted and pets are considered case-by-case — verify current specifics at offer stage.
Standard co-op financing. Plan for 20% minimum down, a board package, and an interview.
Diligence the prewar systems. A 1903 apartment-hotel building warrants a careful look at reserves, mechanicals, and any planned capital work.
What to know if you’re selling
Lead with the park key. It is the single most powerful selling point in the neighborhood — foreground it.
Park views are trophy inventory. Direct-view apartments should be marketed and priced accordingly.
Tell the building's story. The Hotel Irving history and the "Block Beautiful" address are genuine differentiators.
Comparable buildings
If you're considering 26 Gramercy Park South, also evaluate:
- 150 East 27th Street (Gotham House) — nearby Gramercy/Kips Bay co-op with parking
- 208 East 28th Street — flexible prewar Kips Bay co-op
- 157 East 32nd Street (L'Isola) — full-service Murray Hill condo
- 254 Park Avenue South — nearby condo
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 The Irving?
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 The Irving 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.