26 Gramercy Park South (The Irving)
26 Gramercy Park South, New York, NY 10003
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
- $593K
- Recent range
- $552K – $1.5M
- Listing discount
- 2.5%
- Recorded transfers
- 72
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.
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, and its pricing carries the park-key premium. 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
- Modeled exposure split equally across 78 units (the city tax-lot count). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 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 engineer 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 — the licensed engineer the city requires to sign 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 record last verified September 2026.
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 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.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent transfers 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 |
|---|---|---|---|---|---|
| Jul 23, 2026 | 1E | 1 BR | $725,000 | -8.8% | |
| 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% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $1,046/sf (floor-adjusted) 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). 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.
Closed rents at The Irving, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 5 | $4,800 |
6 closed sublet leases, October 2023 to September 2026. Most recent lease September 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
At the recent median sale of $660K (5 transfers since 2024), a buyer putting 25% down would pay about $11,025 to close, or 1.7% of the price.
- Mansion tax: $0
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $11,025
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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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
More Gramercy buildings
- The Park Gramercy (7 Lexington Avenue) — 1948 co-op
- 18 Gramercy Park South — 1927 condominium
- 24 Gramercy Park South — 1908 co-op
- 32 Gramercy Park South (Gramercy Towers) — 1955 co-op
- 34 Gramercy Park East (The Gramercy) — 1883 co-op
- 36 Gramercy Park East — 1910 co-op
The neighborhood
For the full corridor — architecture, 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.
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 The Irving?
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