- Year built
- 1911
- Type
- Condominium
Every recorded sale at this building, 2006–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,054
- Listing discount
- 4.1%
- Recorded sales
- 261
- On record
- 2006–2026
260 Park Avenue South is one of the more intelligent loft conversions in the Flatiron district — a condominium carved from a pair of early-twentieth-century neoclassical buildings at the corner of East 21st Street. For roughly three decades the property served as the headquarters of a major teachers' union; in the early 2000s a development team reimagined it as 108 condominium residences, adding floors to the original structure and joining it to an adjoining twelve-story building behind on 21st Street to create a single complex with an interior light court.
What distinguishes it is the combination of bones and ownership structure. The conversion preserved the proportions of a commercial loft building — high ceilings, deep floor plates, generous window walls — and delivered them as condominiums, the freer ownership form in a downtown corridor where pre-war co-ops still dominate the surrounding side streets. For a buyer who wants Flatiron loft scale without a co-op board, 260 Park Avenue South is a natural target.
The location is the other half of the case. The building sits at the meeting point of Gramercy, Union Square, and the Flatiron proper, equidistant from three of downtown's best public squares and steps from the restaurant density that has made Park Avenue South one of Manhattan's strongest dining corridors.
Architecture and unit composition
The architecture reads as adaptive reuse done with restraint. The original neoclassical masonry was retained and the building extended upward, while the developer ingeniously linked it to the structure behind on East 21st Street, carving out an interior niche and planted court that pulls light and air to apartments that would otherwise face a blank lot line. The result is a complex that feels larger and brighter than its footprint suggests.
Inside, the residences carry the markers of a high-specification conversion: tall ceilings, oversized double-paned windows, central air and heat, open kitchens, and wide-plank oak floors. The building is divided among three elevator banks, so no floor carries more than a handful of apartments — a layout that gives the building the privacy of a boutique address despite its 108-unit count. Washer/dryers are standard in the residences, a meaningful convenience that pre-war neighbors frequently cannot offer.
Building operations
260 Park Avenue South operates as a full-service condominium: an attended lobby with doorman and concierge, a resident superintendent, an on-site fitness center, and bicycle and private storage. The condominium form gives owners the latitude the structure is built for — financing is flexible, subletting and pied-à-terre use are permitted within the condominium's house rules, and a purchase clears through a right-of-first-refusal rather than the admissions process and interview of a cooperative. For investors and part-time New Yorkers, that flexibility is part of the building's appeal.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $80,749/yr
- Per unit / month range
- $0 – $62
Facade safety — Local Law 11
Safe to live in today — but the last inspection flagged repairs that are due on a deadline, so facade work and its cost are coming. Whether that’s a real concern depends on the scope, the timing, and how the building plans to pay for it — reserves or an assessment — which is exactly what we’d dig into 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 →Recent sales
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 |
|---|---|---|---|---|---|
| Mar 10, 2026 | 3K | 1 BR · 1 BA · 917 sf | $1,340,000 | $1,461/sf | -3.9% |
| Mar 5, 2026 | 7A | 2 BR · 2.5 BA · 1,535 sf | $2,525,000 | $1,645/sf | -6.4% |
| Mar 3, 2026 | 9BC | 4 BR · 4 BA · 3,287 sf | $6,750,000 | $2,054/sf | -3.5% |
| Jan 7, 2026 | 8B | 2 BR · 2.5 BA · 1,880 sf | $3,950,000 | $2,101/sf | off-mkt |
| Oct 27, 2025 | 9D | 3 BR · 2.5 BA · 2,466 sf | $4,130,000 | $1,675/sf | -26.2% |
| Sep 12, 2025 | 9G | 2 BR · 2.5 BA · 1,340 sf | $2,590,000 | $1,933/sf | -0.4% |
| Aug 28, 2025 | 9A | 2 BR · 2.5 BA · 1,535 sf | $2,650,000 | $1,726/sf | -1.9% |
| Aug 27, 2025 | 4C | 2 BR · 2 BA · 1,407 sf | $2,580,000 | $1,834/sf | -2.6% |
Market read. Most recent trades (2026) cleared a median $2,054/sf across 4 sales. Median listing discount 4.1% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Aug 14, 2012 | 11C | $2,150,000 |
| Mar 8, 2006 | 5H | $1,480,000 |
| Feb 22, 2006 | 3I | $1,250,000 |
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 1-00849-7504) 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
The first thing to understand is that this is a condominium, not a co-op — which means a faster, more predictable purchase and far more flexibility on financing, subletting, and ownership entity than the surrounding pre-war buildings allow. The second is layout variation: because the building joins two structures around a light court, exposures differ meaningfully apartment to apartment, and the court-facing and avenue-facing homes live quite differently. Walking the specific line and floor matters here more than in a uniform tower. We help buyers read the condominium's house rules, common-charge history, and the differences between the elevator banks before they commit.
What to know if you’re selling
The selling story is loft scale plus condominium freedom in a prime downtown corridor — a combination that is genuinely scarce on Park Avenue South. The marketing should lead with ceiling height, the in-unit washer/dryer, and the building's full-service staffing, then anchor pricing to the Flatiron condominium set rather than to nearby co-ops, which structurally trade at a discount. A resale here clears through the condominium's right-of-first-refusal rather than a board package, a smoother path that itself appeals to the financing- and flexibility-minded buyer this building attracts. We position each unit against the most recent comparable closings and the building's particular exposure advantages.
Comparable buildings
If you're considering 260 Park Avenue South, also evaluate nearby downtown loft and full-service inventory:
- 240 Park Avenue South — full-service apartment building on the same corridor
- 402 Park Avenue South — Park Avenue South residential peer
- 15 Union Square West — landmark loft condominium at Union Square
- 141 Fifth Avenue — Flatiron loft condominium nearby
- 175 Fifth Avenue — the Flatiron Building, residential condominium conversion
The Roebling Team at 260 Park Avenue South
The Roebling Team at Compass specializes in downtown loft and condominium inventory across Flatiron, Gramercy, and the surrounding squares. We publish this profile because buyers and sellers evaluating a conversion like 260 Park Avenue South deserve building-specific intelligence — the light-court layout, the condominium rules, and where the pricing sits against both new and pre-war alternatives.
If you're weighing a purchase or sale here, a 30-minute consultation is the right starting point.
Get the full picture on this building.
Current availability including off-market, the full comp set, and the board & financials read most listings don't show.