Back to Gramercy 1860 building profile
327 East 22nd Street (Gramercy 1860)Recorded sales & closing prices
327 East 22nd Street, New York, NY 10010
14 recorded closings, 2014–2024. Sortable and searchable below.
- Recorded closings
- 14
- Date range
- 2014–2024
- Median $/sf
- $1,393
- Listing discount
- 4.3%
- Monthly carry/sf
- $2.02
- Price range
- $1.8M – $4.38M
Change in the building’s median $/sf over each window, on a floor-adjusted basis — standardized to the building’s average floor, so it reflects price rather than which floors happened to sell. This is a different method from The Roebling Index, which publishes plain medians and applies no floor adjustment; the two are not interchangeable. Floor adjustment standardizes for floor only. It does not control for condition, size, exposure, renovation or the mix of what happened to trade. (2022 marks the rate-shock inflection.) Like-for-like repeat-sale figures to follow.
The sponsor sold the building out in eleven transactions between March 2023 and August 2024, to eleven separate and unrelated buyers, split between individuals and single-purpose ownership entities. There have been no resales. That is normal for a two-year-old sellout and it has a practical consequence: this building has no resale comparables of its own yet, so the first owner to sell here will be priced off neighboring buildings rather than off the building's own record.
The right comparable set is Gramercy's new-construction and recently converted condominium inventory, not the post-war cooperative stock that dominates the blocks around it. Two variables should dominate the analysis. The first is outdoor space, which is universal here and unevenly distributed elsewhere — a balcony on every residence, gardens at the base, terraces and a roof garden at the top. The second is the tax posture: any comparison against an abated building must be run on carrying cost rather than on price, because the two buildings' monthly numbers diverge sharply and, in the abated building's case, will diverge again when its benefit steps down.
Within the building, the three tiers are genuinely different products — the two garden duplexes, the eight uniform mid-stack two-bedrooms, and the penthouse — and should never be averaged together. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The complete recorded-sale history for Gramercy 1860, compiled from NYC Department of Finance transfer records, with apartment-by-apartment detail from The Roebling Research Library. Across sales with a public asking price, the building carries a median listing discount of 4.3% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy here.
Price per square foot over time
13 sales with a known square footage, by closing date.
Premium by line
Time-adjusted price per square foot by line, against the recent median. Line groups are not floor-controlled and do not isolate the value of light, outlook, layout or condition.
Recent closings
The building’s 10 most recent market sales.
| Date | Unit | Apartment | Price | $/sf | vs. Ask |
|---|---|---|---|---|---|
| Jul 31, 2024 | 6A | 2 BR · 2 BA · 1,326 sf | $1,950,000 | $1,471 | -2.3% |
| Jul 22, 2024 | 3B | 2 BR · 2 BA · 1,345 sf | $1,800,000 | $1,338 | -2.7% |
| Jun 17, 2024 | 4B | 2 BR · 2 BA · 1,345 sf | $1,850,000 | $1,375 | -2.4% |
| Jun 4, 2024 | 3A | 2 BR · 2 BA · 1,326 sf | $1,800,000 | $1,357 | -4.8% |
| Apr 29, 2024 | 1A | 3 BR · 2.5 BA · 2,146 sf | $3,250,000 | $1,514 | -4.3% |
| Apr 29, 2024 | 5A | 2 BR · 2 BA · 1,326 sf | $1,875,000 | $1,414 | -1.3% |
| Dec 8, 2023 | 4A | 2 BR · 2 BA · 1,326 sf | $1,840,000 | $1,388 | -8.0% |
| Apr 6, 2023 | PH | 2 BR · 2.5 BA · 2,031 sf | $4,375,000 | $2,154 | -2.6% |
| Mar 30, 2023 | 6B | 2 BR · 2 BA · 1,345 sf | $2,775,093 | $2,063 | -8.6% |
| Mar 8, 2023 | 5B | 2 BR · 2 BA · 1,345 sf | $2,682,465 | $1,994 | -7.1% |
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 | ||||||
|---|---|---|---|---|---|---|
| Jul 31, 2024 | 6ASponsor Sale | 2 BR · 2 BA | 1,326 | $1,950,000 | $1,471 | -2.3% |
| Jul 22, 2024 | 3BSponsor Sale | 2 BR · 2 BA | 1,345 | $1,800,000 | $1,338 | -2.7% |
| Jun 17, 2024 | 4BSponsor Sale | 2 BR · 2 BA | 1,345 | $1,850,000 | $1,375 | -2.4% |
| Jun 4, 2024 | 3ASponsor Sale | 2 BR · 2 BA | 1,326 | $1,800,000 | $1,357 | -4.8% |
| Apr 29, 2024 | 1ASponsor Sale | 3 BR · 2.5 BA | 2,146 | $3,250,000 | $1,514 | -4.3% |
| Apr 29, 2024 | 5ASponsor Sale | 2 BR · 2 BA | 1,326 | $1,875,000 | $1,414 | -1.3% |
| Dec 8, 2023 | 4ASponsor Sale | 2 BR · 2 BA | 1,326 | $1,840,000 | $1,388 | -8.0% |
| Apr 6, 2023 | PHSponsor Sale | 2 BR · 2.5 BA | 2,031 | $4,375,000 | $2,154 | -2.6% |
| Mar 30, 2023 | 6BSponsor Sale | 2 BR · 2 BA | 1,345 | $2,775,093 | $2,063 | -8.6% |
| Mar 8, 2023 | 5B | 2 BR · 2 BA | 1,345 | $2,682,465 | $1,994 | -7.1% |
| Mar 4, 2023 | 1B | 3 BR · 2.5 BA | 2,146 | $4,000,000 | $1,864 | +0.1% |
| Mar 3, 2023 | 1BSponsor Sale | 3 BR · 2.5 BA | 2,146 | $3,850,000 | $1,794 | -14.1% |
| Nov 17, 2021 | 5BSponsor Sale | 2 BR · 2 BA | 1,345 | $2,682,465 | $1,994 | -7.1% |
| Apr 3, 2014 | —Sponsor Sale | non-market transfer (excluded from $/sf & trends) | 12,226 | $11,500,000 | — | — |
The latest qualifying transfer in our compiled records for this building is from 2024. The dataset is current through September 2026; that does not by itself establish that no later sale occurred.
Sources, exclusions and how these figures are computed
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00928-7506; 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. 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.
646.939.7375 · c.cohen@compass.com