312 East 22nd Street (Gramercy East)Recorded sales & closing prices
312 East 22nd Street, New York, NY 10010
23 recorded closings, 2003–2025. Sortable and searchable below.
- Recorded closings
- 23
- Date range
- 2003–2025
- Median $/sf
- $1,160
- Listing discount
- 4.5%
- Monthly carry/sf
- $1.75
- Price range
- $525K – $3.17M
Change in the building’s median $/sf over each window, adjusted to a floor-adjusted basis — standardized to the building’s average floor, so it reflects price rather than which floors happened to sell. (2022 marks the rate-shock inflection.) Like-for-like repeat-sale figures to follow.
Gramercy East trades as a boutique conversion condominium rather than as a prewar apartment house or a new development, and the comparable set should be built from small Gramercy condominiums of similar unit count and vintage rather than from the full-service buildings closer to the park. Value here is driven by level and by outdoor space in roughly that order: the penthouse tier and the yard-attached first-floor residences are distinct products from the middle of the stack, and duplex plans price against a different pool than simplexes of the same square footage.
Condominium pricing in this corridor is read per square foot and against unabated taxes, which is the single most important carrying-cost variable at this address — there is no J-51 or 421-a running to burn off, so what a buyer sees on the tax line is what the tax line is. Index any market read to the last complete year rather than to a partial current one. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The complete recorded-sale history for Gramercy East, compiled from NYC Department of Finance transfer records and verified listing data, then enriched apartment-by-apartment by The Roebling Team research desk. Across sales with a public asking price, the building carries a median listing discount of 4.5% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy here.
Price per square foot over time
22 sales with a known square footage, by closing date.
Recent closings
The building’s 10 most recent market sales.
| Date | Unit | Apartment | Price | $/sf | vs. Ask |
|---|---|---|---|---|---|
| Sep 19, 2025 | PHC | 2 BR · 2.5 BA · 1,884 sf | $2,430,000 | $1,290 | -8.3% |
| Feb 25, 2025 | 1C | 2 BR · 2 BA · 1,615 sf | $1,800,000 | $1,115 | -18.2% |
| Jan 14, 2025 | 2A | 1 BR · 2 BA · 1,100 sf | $1,325,000 | $1,205 | -8.6% |
| Jul 21, 2022 | PHA | 3 BR · 2.5 BA · 2,700 sf | $3,175,000 | $1,176 | -18.5% |
| Jan 5, 2022 | PHB | 3 BR · 2.5 BA · 1,679 sf | $2,650,000 | $1,578 | +6.0% |
| Sep 17, 2021 | 3D | 1 BR · 2 BA · 1,158 sf | $1,215,000 | $1,049 | -12.9% |
| Dec 17, 2018 | 4A | 2 BR · 2 BA · 1,104 sf | $1,385,500 | $1,255 | -4.1% |
| Oct 26, 2016 | 1B | 1 BR · 1 BA · 829 sf | $1,245,000 | $1,502 | -4.2% |
| Aug 3, 2016 | PHC | 2 BR · 2.5 BA · 1,884 sf | $2,075,000 | $1,101 | -9.6% |
| Nov 19, 2015 | 1B | 1 BR · 1 BA · 829 sf | $1,100,000 | $1,327 | — |
The retrade record
Lines that have changed hands more than once in the public record — the building’s appreciation arc, apartment by apartment.
Every recorded sale
Sort any column; filter by unit or keyword. Prices are the recorded transfer amount at the NYC Department of Finance. Every sale sits in one of three states: counted in the building’s medians and trend; shown but excluded as a non-arms-length or nominal transfer; or shown and ⚑ flagged for review — a possible duplicate filing or an extreme $/sf outlier, held out of the statistics pending manual verification rather than allowed to move them.
| Apartment | ||||||
|---|---|---|---|---|---|---|
| Sep 19, 2025 | PHC | 2 BR · 2.5 BA | 1,884 | $2,430,000 | $1,290 | -8.3% |
| Feb 25, 2025 | 1C | 2 BR · 2 BA | 1,615 | $1,800,000 | $1,115 | -18.2% |
| Jan 14, 2025 | 2A | 1 BR · 2 BA | 1,100 | $1,325,000 | $1,205 | -8.6% |
| Jul 21, 2022 | PHA | 3 BR · 2.5 BA | 2,700 | $3,175,000 | $1,176 | -18.5% |
| Jan 5, 2022 | PHB | 3 BR · 2.5 BA | 1,679 | $2,650,000 | $1,578 | +6.0% |
| Sep 17, 2021 | 3D | 1 BR · 2 BA | 1,158 | $1,215,000 | $1,049 | -12.9% |
| Dec 17, 2018 | 4A | 2 BR · 2 BA | 1,104 | $1,385,500 | $1,255 | -4.1% |
| Oct 26, 2016 | 1B | 1 BR · 1 BA | 829 | $1,245,000 | $1,502 | -4.2% |
| Aug 3, 2016 | PHC | 2 BR · 2.5 BA | 1,884 | $2,075,000 | $1,101 | -9.6% |
| Nov 19, 2015 | 1B | 1 BR · 1 BA | 829 | $1,100,000 | $1,327 | — |
| Jul 30, 2015 | PHB | 3 BR | 1,679 | $2,575,000 | $1,534 | -6.4% |
| Jun 22, 2015 | 2B | 2 BR | 1,540 | $1,824,203 | $1,185 | -3.5% |
| Dec 18, 2013 | 1A | 1 BR · 1 BA | 668 | $675,000 | $1,010 | -3.5% |
| Aug 29, 2013 | 3B | 1 BR | 891 | $755,000 | $847 | -11.2% |
| Feb 22, 2013 | 4A | 1 BR | — | $1,200,000 | — | +20.1% |
| Sep 7, 2011 | 3B | 1 BR | 891 | $800,000 | $898 | — |
| May 5, 2011 | 1B | 1 BR | 829 | $630,000 | $760 | -2.9% |
| Apr 11, 2011 | 4A | 1 BR | 1,050 | $850,000 | $810 | -5.0% |
| Jun 6, 2008 | PHB | 3 BR | 1,679 | $1,950,000 | $1,161 | -4.9% |
| Jun 3, 2005 | 4B | 1 BR | 1,500 | $1,250,000 | $833 | -2.0% |
| Jul 20, 2004 | 2B | 2 BR | 1,540 | $1,010,000 | $656 | +4.2% |
| Jul 13, 2004 | 4B | 1 BR | 1,518 | $1,100,000 | $725 | — |
| Jun 30, 2003 | 4A | 1 BR | 1,050 | $525,000 | $500 | +0.0% |
Sources, exclusions and how these figures are computed
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00927-7501) 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. Storage, parking, and commercial units are excluded from all figures. Floor- and line-level $/sf are time-controlled (each sale measured against the building’s going rate at the time of sale) and expressed at today’s pricing, so they isolate the floor or line premium rather than blend two decades of market movement.
Put this data to work.
Know what’s fair before you offer — we’ll show you where each line trades, the building’s discount-to-ask pattern, and where the value sits right now.
Price to the building’s real trajectory, not a guess — we’ll position your line against its true comps to maximize the outcome.