280 Third Avenue
280 Third Avenue, New York, NY 10010
BBL 1008777501 · BIN 1089666
- Year built
- 2012
- Type
- Condominium
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Doorman
- Full-time doorman
Every recorded sale at this building, 2014–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,857
- floor-adjusted, 1 sale
- Listing discount
- 5.0%
- Recorded sales
- 129
- On record
- 2014–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 280 Third Avenue 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.
280 Third Avenue — also addressed 160 East 22nd Street — is one of Gramercy's defining modern condominiums: a 21-story tower developed by Toll Brothers City Living and designed by S9 Architecture, with a sleek limestone-and-glass facade that brought contemporary high-rise ownership to a neighborhood otherwise dominated by pre-war co-ops and brownstones. It rises at the corner of East 22nd Street, near Gramercy Park and a short walk from Union Square, giving its 81 residences both the convenience of the avenue and the residential calm of the side streets just east.
For buyers, the appeal is the combination of modern construction, full-service amenities, and condominium ownership in one of Manhattan's most desirable residential neighborhoods. Where Gramercy's pre-war buildings demand a co-op board and offer dated systems, 280 Third delivers contemporary layouts, an architect-designed facade, and a condominium purchase without a co-op board — with the park-adjacent address that makes the neighborhood coveted.
Architecture and unit composition
280 Third is contemporary architecture with a considered design hand — S9 Architecture gave the 21-story tower a refined limestone-and-glass facade that distinguishes it from both the pre-war masonry around it and the plainer glass towers elsewhere in the city. The upper floors capture light and open views over the low- and mid-rise Gramercy blocks, a scarce commodity in a neighborhood that stays low.
The 81 residences are modern in layout — efficient, light-filled plans designed for contemporary living — ranging from one-bedrooms to larger two- and three-bedroom and combined homes, with the most desirable apartments on the higher floors where the light and views open up. This is modern-construction ownership in the heart of Gramercy, built with contemporary systems and finishes, which is precisely what draws its buyers; confirm current condition from recent building reports.
Building operations
280 Third operates as a full-service condominium. As a condominium, there is no co-op board package or interview; purchases run through the condominium's application and right-of-first-refusal process. Financing, pied-à-terre and investor ownership, subletting and resale are governed by the condominium's declaration, bylaws and house rules; confirm the current rules before relying on them.
Building staffing and amenities
- Doorman
- Full-time doormanSource: recent listing records
- Concierge
- YesSource: recent listing records
- Attended lobby
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of Buildings elevator records
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
- $2,725/yr
- Per unit / month range
- $0 – $3
- Modeled exposure split equally across 81 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 FISP filing classified the facade as Safe — no repairs were required at that inspection. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
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 2015–20 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.
421-a Tax Abatement
- Last year of benefit
- FY2022
- Fully taxed from
- FY2023 (2022–23)
- Program
- 421-a (10-year)
The 421-a benefit has run its term, so taxes on these units have stepped up toward the full assessed amount. Get the current tax bill for the specific apartment and compare its tax component with any older listing: an earlier carrying-cost figure may reflect the benefit, or different common charges and assessments. Treat a comparable sale made while the abatement was still running as priced under different taxes.
Source: NYC Dept. of Finance property-tax exemption records (421-a), refreshed 2026-09-06 · The Roebling Research Library. Confirm the exact step-up schedule on the building’s DOF tax bill. Years shown are NYC tax years, which start July 1 — FY2023 runs July 1, 2022 to June 30, 2023. The benefit last appears on the 2022 assessment roll, which is what dates the end of the term.
The 421-a Expiration Wave — our study of when these benefits expire citywide, and what the resale record shows about pricing as they do.
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 |
|---|---|---|---|---|---|
| Jan 8, 2026 | 16A | 2 BR · 2 BA · 1,212 sf | $2,525,000 | $2,083/sf | -4.7% |
| Oct 15, 2025 | 4B | 1 BR · 1 BA · 694 sf | $1,240,000 | $1,787/sf | -4.2% |
| Jul 30, 2025 | 3D | 1 BA · 512 sf | $980,000 | $1,914/sf | -1.9% |
| Jul 18, 2025 | 9A | 2 BR · 2 BA · 1,212 sf | $2,300,000 | $1,898/sf | -7.3% |
| Nov 5, 2024 | 10B | 1 BR · 1 BA · 722 sf | $1,325,000 | $1,835/sf | -3.6% |
| Oct 15, 2024 | 19A | 2 BR · 2 BA · 1,420 sf | $2,995,000 | $2,109/sf | — |
| Sep 4, 2024 | 8B | 1 BR · 1 BA · 722 sf | $1,325,000 | $1,835/sf | -7.3% |
| May 31, 2024 | 15D | 1 BR · 1 BA · 833 sf | $1,610,000 | $1,933/sf | -2.4% |
Market read. Most recent trades (2026 to date) cleared a median $1,857/sf (floor-adjusted) across 1 sale. 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 5.0% 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.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Nov 19, 2014 | 12D | $1,549,766 |
| Jul 15, 2011 | — | $36,573,875 |
| Sep 5, 2006 | — | $11,550,000 |
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 1-00877-7501; 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 280 Third Avenue and nearby.
At the recent median sale of $1.32M (5 sales in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $57,631 to close, or 4.3% of the price.
- Mansion tax: $13,250
- Mortgage recording tax: $19,130
- Title insurance: $5,963
- Attorneys, lender, building fees, reserves and filings: $19,289
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 condominium structure is the practical advantage — no co-op board admission, with financing, leasing and ownership-entity rules set by the condominium's documents (confirm them), a meaningful contrast to Gramercy's pre-war co-op stock. Within the building, floor and exposure are the value drivers; the upper floors with open light and views over low-rise Gramercy are the scarce, premium inventory. The location is the long-term anchor: Gramercy Park, Union Square's transit hub, and a deep bench of restaurants and shops are all within a short walk, and the neighborhood holds its appeal across cycles. For buyers who want modern construction and a condominium purchase in a classic residential neighborhood, this is a strong, liquid option.
What to know if you’re selling
A resale here markets on modern construction, an architect-designed limestone-and-glass facade, full-service amenities, and — for the upper floors — open views that are rare in low-rise Gramercy. Benchmark to other contemporary Gramercy and Flatiron condominiums rather than to pre-war co-ops; the buyer wants modern systems and a condominium purchase. The condominium path, without a co-op board interview, is itself a selling point. Present the home to its strengths — light, views, finishes, and condition — and price it against the active condominium comparison set.
Comparable buildings
If you're considering 280 Third Avenue, also evaluate these Gramercy, Flatiron, and nearby condominium and full-service peers:
- 121 East 22nd Street — Gramercy residential building nearby
- 222 Park Avenue South — pre-war Flatiron/Gramercy cooperative
- 205 Third Avenue — a full-block 1964 cooperative
- 111 Third Avenue — full-service building nearby
More Gramercy buildings
- 240 East 15th Street — 1851 condominium
- 250 East 21st Street — 2021 condominium by Isaac & Stern Architects
- 267 Third Avenue (Quaker Ridge) — 1962 co-op
- 300 East 23rd Street (Tempo) — 2009 condominium by Kutnicki Bernstein Architects
- 305 First Avenue — 2025 condominium
- 305 Second Avenue — 1902 condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Gramercy — read The Roebling Team Guide to Gramercy.
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 280 Third Avenue?
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646.939.7375 · c.cohen@compass.com