- Year built
- 2009
- Type
- Condominium
- Units
- 98
- Floors
- 19
- Landmark
- No
- Amenities
- Fitness center (designed and outfitted by Gym Source at launch) with sauna and spa treatment room, 2,000-square-foot landscaped garden with outdoor film-screening area, library lounge, sky lounge with outdoor kitchen, bike room, private storage
- Pets
- Not firmly documented in public records — condominium framework applies; verify with the managing agent
Every recorded sale at this building, 2010–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,478
- Listing discount
- 4.4%
- Recorded sales
- 161
- On record
- 2010–2025
Tempo is the most visible piece of contemporary condominium architecture on East 23rd Street: a 19-story glass tower at the Second Avenue corner whose angled, inset balconies give the façade a sculptural identity that the corridor's brick post-war stock entirely lacks. Kutnicki Bernstein's design pairs floor-to-ceiling glass and 10-foot ceilings with a 25-foot lobby and a full amenity program — garden with outdoor screening area, sky lounge with outdoor kitchen, Gym Source-built fitness center with sauna and spa room — that remains competitive with newer development in the area.
The building is also a document of its moment. Marketing launched in November 2008, weeks after Lehman, with a sales office whose centerpiece — a hologram of the building spinning in midair while words like "home" and "love" flashed — was memorable enough that The New York Times covered it in September 2008. The development partnership did not survive the crash intact: in July 2009 the Irish homebuilder Menolly Group removed Quantum Partners from day-to-day oversight, and Quantum sued for reinstatement — a dispute covered by The Real Deal. The building pushed through: closings followed, the condominium's tax lots were recorded in 2011 per city records, and the project sold through into a functioning, fully occupied condominium. None of that history burdens today's owner; it explains why a 2009-vintage building trades with post-crisis pricing DNA rather than peak-2008 pricing.
For buyers, the structural case is simple: full condominium mechanics, in-unit laundry, balconies on many lines, and a genuine amenity stack at a price point meaningfully below Flatiron and Madison Square product ten minutes west — in a location that puts the 6 train at 23rd and Park, the M23 crosstown at the door, and the East River esplanade, Asser Levy Recreation Center, VA, and NYU Langone medical corridor within a few blocks.
Architecture and unit composition
The 98 residences run from one-bedrooms to three-bedroom corner units, with the building's signature inventory at the top: setback terrace lines and penthouses with private outdoor space that ranges up to a documented 1,809-square-foot wraparound terrace on one fourteenth-floor unit. Typical one-bedroom lines carry 26-to-30-foot living/dining rooms with open island kitchens; several lines add a windowed home office or library. Finishes from the original offering — black Merbau wood floors, Gruppo Italia lacquer cabinetry, stone counters, Sub-Zero and Bosch appliances, terrazzo baths — have been selectively updated by individual owners, so condition now varies by unit. Floor-to-ceiling glass on the avenue exposures brings open western and northern light; upper floors clear the surrounding mid-rise fabric toward river and skyline views.
Building operations
A full-service condominium on a manageable scale: attended lobby, live-building staff, and the amenity floor plus garden. There is no on-site garage and the retail base holds a single commercial unit. Common charges and taxes on recent listings have been consistent with the area's 2000s-vintage condo tier — materially below new-development carrying costs — but should be verified line by line. Building financials, by-laws, and current policies should be obtained from the managing agent during diligence; The Roebling Research Library's file on the building is available to clients.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $37,261/yr
- Per unit / month range
- $0 – $32
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 →Management & transfer contacts
- Sublet policy
- Allowed
- Pied-à-terre
- Allowed
- Notable fees
- Move In Fee $950 and Move Out Fee $950 (to Bldg); working capital contribution not listed
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 |
|---|---|---|---|---|---|
| Sep 4, 2025 | 14C | 3 BR · 2 BA · 1,323 sf | $2,500,000 | $1,890/sf | -8.1% |
| Aug 28, 2025 | 7H | 1 BR · 1 BA · 707 sf | $1,025,000 | $1,450/sf | -18.0% |
| Jun 12, 2025 | 18C | 2 BR · 2 BA · 1,323 sf | $1,949,500 | $1,474/sf | -2.3% |
| Jun 11, 2025 | 8H | 1 BR · 1 BA · 707 sf | $999,000 | $1,413/sf | +0.0% |
| May 19, 2025 | 8C | 1 BR · 1 BA · 764 sf | $1,043,250 | $1,366/sf | -9.3% |
| Jul 2, 2024 | 3C | 1 BR · 1 BA · 714 sf | $1,060,000 | $1,485/sf | -3.6% |
| Oct 26, 2023 | 7G | 2 BR · 832 sf | $1,050,000 | $1,262/sf | off-mkt |
| Sep 5, 2023 | 6F | 1 BR · 1 BA · 690 sf | $1,015,000 | $1,471/sf | -7.7% |
Market read. Most recent trades (2025) cleared a median $1,478/sf across 5 sales. Median listing discount 4.4% 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 1-00928-7504) 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 condo mechanics are the foundation. No board interview, structurally available LLC/trust and pied-à-terre purchases, and rental flexibility under the condominium framework — confirm current sublease procedures and any right of first refusal with the managing agent. For investors and parents buying with children, this is one of the corridor's cleaner vehicles.
Price the line, not the building. The spread between a mid-floor interior one-bedroom and a setback terrace unit is wide. Outdoor space, light, and floor height drive value here more than renovation condition; same-line history is the right anchor.
Balconies are an asset and a diligence item. The angled balconies are the building's signature; have your attorney and inspector confirm the status of any façade or balcony-related work programs (Local Law 11 cycles apply to a building of this height and age). Documented capital history should come from the managing agent.
Weigh amenity carry honestly. The garden, sky lounge, and fitness floor are real amenities priced into common charges. Run the True Monthly Carrying Cost Calculator against the specific unit before offering.
The location is a seam, and that's the value. Gramercy's brownstone core is three blocks west; Kips Bay's medical and institutional corridor is north and east. Buyers who price the block as "Gramercy-adjacent" rather than "Gramercy" tend to negotiate better outcomes.
What to know if you’re selling
Lead with what the corridor's stock can't offer. Floor-to-ceiling glass, in-unit laundry, private outdoor space, and a 2009 amenity program — the competing inventory on East 23rd is overwhelmingly post-war co-op. Frame the listing against the co-op alternative's board process and the new-development alternative's price premium.
Terrace and upper-floor lines should be marketed on the outdoor space, with dimensions. The building's documented terrace inventory is unusual for the corridor; specific square footage and exposure photographs outperform generic balcony language.
Mansion tax thresholds shape offers above $1 million. Most of the building's two- and three-bedroom inventory trades across the 1 percent threshold; run the Mansion Tax Calculator at the intended ask and anticipate buyer anchoring just below the cliffs.
Comparable buildings
If you're considering 300 East 23rd Street, also evaluate:
- Gramercy Starck (340 East 23rd Street) — the Philippe Starck-branded condo a block east; the closest like-for-like in vintage and product
- 50 Gramercy Park North — hotel-serviced boutique condo on the park; the Gramercy-core alternative at a much higher price point
- Zeckendorf Towers (1 Irving Place) — the Union Square condo anchor; larger scale, similar buyer pool
- 303 East 33rd Street — 2009-vintage green-built condo in Kips Bay; the value alternative north
- 45 East 22nd Street — Madison Square's contemporary tower; the corridor's price ceiling and the trade-up path
- 111 Third Avenue — post-war full-service condop south of the corridor; the share-ownership alternative at a lower entry point
- 160 East 22nd Street — 2010s boutique Gramercy condo; the newer alternative two blocks west
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Gramercy — read The Roebling Team Guide to Gramercy.
Considering a move at Tempo?
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