- Year built
- 1907
- Type
- Condominium
- Units
- 20
- Floors
- 12
- Landmark
- No
- Pets
- Pets permitted under condominium rules
- Subletting
- Permitted under the condominium framework
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2005–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,000
- Listing discount
- 4.3%
- Recorded sales
- 20
- On record
- 2005–2025
29 East 22nd Street is a boutique prewar loft condominium on the Flatiron–Gramercy border, on the 22nd Street block between Broadway and Park Avenue South — equidistant from Madison Square Park to the west and Gramercy Park to the east. The building was constructed in 1907 as a commercial loft structure, part of the wave of early-20th-century loft buildings that filled the blocks around Madison Square as the area's commercial and light-manufacturing trades expanded. It was later converted to residential condominium use and today holds 20 apartments across 12 floors.
The building's draw is the combination buyers consistently look for in this part of Manhattan: prewar loft volume — high ceilings, large windows, deep floor plates — in the condominium ownership structure, which offers the financing, pied-à-terre, and use flexibility that a cooperative typically does not. The address itself is a genuine Flatiron–Gramercy location, walkable to two of the city's most-prized parks, to the Union Square transit hub, and to the Flatiron and NoMad restaurant and retail districts.
29 East 22nd Street is also a building with neighborhood texture: the block has a long-standing arts presence, and the ground floor carries commercial use consistent with the area's history. For a buyer who wants loft character and condominium flexibility in a central, park-adjacent downtown location, the building is a focused, boutique option.
Architecture and unit composition
The 1907 structure is a Manhattan commercial loft building of its period — a masonry facade organized around large window openings and the generous floor plates that loft and light-manufacturing use demanded. The building is noted locally for distinctive curved fire escapes and oversized windows, details that give the facade more character than the typical mid-block loft. The architect Frederick C. Zobel, associated with a number of Manhattan loft and commercial buildings of the era, is credited with the design; buyers who care about original attribution should confirm the architect of record against building filings.
In residential condominium use, the building delivers the prewar loft qualities buyers prize: ceiling heights and window lines above the postwar norm, deep and flexible floor plans, and apartments built out from loft-style open layouts to more conventionally partitioned homes. With 20 units across 12 floors, the building runs to roughly one to two homes per floor — boutique density that supports larger, lower-density apartments than a typical mid-block elevator building.
As with any loft conversion, apartment-level features vary unit by unit — ceiling height, exposure, window count, and the degree of renovation are the primary drivers of value. Evaluate each home on its specific configuration.
Building operations
29 East 22nd Street operates as a self-contained residential condominium. As a boutique loft building, it carries the operating profile typical of the small prewar condominium: shared common charges supporting building services, with governance through the condominium's board of managers and by-laws rather than the more selective approval framework of a cooperative.
Specific amenities and the building's policies on pets, alterations, and the handling of the ground-floor commercial component are set in the offering plan and the condominium's governing documents. Because condominium use permits broad financing, pied-à-terre, and investment flexibility, the building accommodates a wider range of ownership cases than a comparable co-op. Prospective buyers should confirm the current rules, the building's financial profile, the common-charge history, any assessments, and the status of building systems directly against current materials during due diligence; board specifics should be confirmed at offer stage.
Recent sales
Sales at 29 East 22nd Street are best read on a condominium basis — on price per square foot and on apartment-specific configuration. The building sits in the mid tier of Flatiron–Gramercy boutique condo pricing: above the area's older walk-up and small co-op product, and below the marquee new-development towers a few blocks away, reflecting the building's loft-conversion profile and amenity-light, boutique character.
Within that register, value tracks the usual condo variables — floor, exposure, light, ceiling height, square footage, layout, and renovation condition — with the prewar loft premium attaching to homes that retain genuine volume and original character. Larger, higher, better-lit, and recently renovated apartments command the building's premium. Because the building is small, in-building comparable sales are episodic; pricing any individual apartment requires reading both in-building history and the broader Flatiron–Gramercy boutique condo market. Recent specific transactions should be confirmed against current public records at the time of any inquiry.
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 |
|---|---|---|---|---|---|
| May 30, 2025 | 11S | 2 BR · 2 BA · 1,600 sf | $2,150,000 | $1,344/sf | -7.5% |
| Jun 17, 2021 | 2N | 2 BR · 1,541 sf | $1,573,173 | $1,021/sf | off-mkt |
| Aug 22, 2019 | 3N | 2 BR · 2 BA | $1,675,000 | -4.3% | |
| Aug 20, 2018 | 9 | 4 BR · 4,000 sf | $6,075,000 | $1,519/sf | -3.6% |
| Dec 1, 2017 | 12S | 4 BR | $3,756,250 | -11.6% | |
| Nov 7, 2017 | 2N | 2 BR · 1,541 sf | $1,584,375 | $1,028/sf | -6.8% |
| Sep 5, 2012 | 5N | 3 BR · 2,300 sf | $2,300,000 | $1,000/sf | -4.0% |
| Jul 27, 2012 | COM | 5,519 sf | $3,650,000 | $661/sf | off-mkt |
Market read. Most recent trades (2025) cleared a median $1,000/sf across 1 sale. Median listing discount 4.3% 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 |
|---|---|---|
| Oct 16, 2025 | 4N | $2,300,000 |
| Aug 28, 2019 | 7N | $2,150,000 |
| Aug 15, 2018 | 9NS | $6,075,000 |
| Sep 19, 2013 | 9N/S | $5,850,000 |
| Nov 21, 2012 | 10S | $1,700,000 |
| Oct 24, 2011 | 7S | $1,333,750 |
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 1-00851-7504) 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
This is a prewar loft condominium — underwrite the volume and the conversion. Value tracks square footage, ceiling height, light, and condition. Confirm the as-built square footage and layout, and price on a per-square-foot basis against comparable loft condos.
Condominium flexibility is a real advantage here. The condominium structure supports higher financing percentages, pied-à-terre and investment use, and a faster, less selective approval process than a comparable cooperative — material if flexibility matters to your situation. Our Co-op vs Condo guide covers the distinction.
Diligence the building's finances and the commercial component. Review the common-charge history, the reserve position, any assessments, and how the ground-floor commercial space is structured within the condominium — the latter can affect both common charges and building operations.
Location is central and park-adjacent but lively. The block sits between Madison Square Park and Gramercy Park with excellent transit, and carries the day-and-night activity of a central downtown district. Visit at multiple times to confirm fit.
Closing timelines are condominium-standard. Plan for 45–60 days from contract through closing under typical financing and due diligence circumstances.
What to know if you’re selling
Lead with loft character and the park-adjacent location. The building's structural selling points are prewar loft volume and a genuine Flatiron–Gramercy address between two marquee parks. Apartment-specific marketing should foreground the home's exposure, light, ceiling height, and renovation condition.
Price on apartment-level comparables. With a small in-building sample, anchor pricing to recent comparable loft-condo sales in the building and across the Flatiron–Gramercy market on a per-square-foot basis.
Board approvability is procedural. The condominium's review of prospective purchasers is procedural rather than substantive, which broadens the buyer pool relative to a comparable co-op.
Comparable buildings
If you're considering 29 East 22nd Street, also evaluate:
- 42 East 20th Street — a comparable boutique prewar loft condominium two blocks south, on the Flatiron / Gramercy edge
- 33 East 22nd Street — a prewar cooperative on the same block for buyers weighing the ownership-structure trade-off
- 21 East 22nd Street — a Flatiron condominium on the same block
- 23 East 22nd Street — a Flatiron condominium immediately adjacent
- 45 East 22nd Street — the Madison Square Park new-development condominium for buyers comparing the boutique loft register against the tower tier
The Roebling Team at 29 East 22nd Street
The Roebling Team at Compass works the Manhattan cooperative and condominium market across Flatiron, Gramercy, and NoMad, with substantive engagement in the prewar loft condominium segment. We publish this building profile because buyers and sellers of boutique loft condos deserve building-specific intelligence — architecture, operating reality, and the apartment-level pricing considerations that a generic market read cannot provide.
If you're considering a purchase or sale at 29 East 22nd Street, a 30-minute consultation is the right starting point. We'll bring the full context this page provides plus the transactional specifics your situation requires.
Corey Cohen · The Roebling Team at Compass 646.939.7375 · c.cohen@compass.com
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Flatiron — read The Roebling Team Guide to Flatiron.
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