280 Third Avenue
280 Third Avenue, New York, NY 10010
Gramercy Park
BBL 1008777501 · BIN 1089666
- Year built
- 2012
- Type
- Condominium
- Landmark
- No
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
- $1,857
- Listing discount
- 5.0%
- Recorded sales
- 129
- On record
- 2014–2026
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 ODA 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 flexibility 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 the lighter purchase process and financing latitude of a condominium — with the park-adjacent address that makes the neighborhood coveted.
Architecture and unit composition
280 Third is contemporary architecture with a considered design hand — ODA 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 move-in-ready, low-maintenance ownership in the heart of Gramercy, with the systems and finishes of new construction, which is precisely what draws its buyers.
Building operations
280 Third operates as a full-service condominium. As a condominium, ownership carries the flexibility the form is known for — financing latitude, pied-à-terre and investor ownership, and a purchase that clears through a right-of-first-refusal rather than a co-op board package and interview. Subletting and resale are governed by the condominium's bylaws; buyers should review the bylaws and house rules for specifics, but the structural advantages of condominium ownership — and the faster, lighter closing path — apply here.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
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 →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 |
|---|---|---|---|---|---|
| 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 | off-mkt |
| 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) cleared a median $1,857/sf across 1 sale. 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) 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 condominium structure is the practical advantage — flexible financing, pied-à-terre and entity ownership, and a faster, lighter purchase than a co-op, which is 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 low-friction 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 low-friction purchase. The condominium closing path is faster and more predictable than a co-op's, which is itself a selling point. Present the home to its strengths — light, views, finishes, and turnkey 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
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Gramercy — read The Roebling Team Guide to Gramercy.
Considering a move at 280 Third Avenue?
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 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.