300 East 23rd Street (Tempo)

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.

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.

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.

Market read. Most recent trades (2026 to date) cleared a median $1,369/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 4.4% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00928-7504; 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.

The condo mechanics are the foundation. No co-op board interview; pied-à-terre use and leasing by owners are permitted. Confirm LLC and trust ownership, current sublease procedures and any right of first refusal in the declaration, bylaws and house rules with the managing agent.

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.

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. Run the Mansion Tax Calculator at the intended ask and anticipate buyer anchoring just below the cliffs.

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