- Year built
- 2025
- Type
- Condominium
- Units
- 54
- Floors
- 13
- Landmark
- No
Every recorded sale at this building, 2026–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,166
- Listing discount
- 0.0%
- Recorded sales
- 41
- On record
- 2026–2026
The blocks between First Avenue and Stuyvesant Square have been institutional for a century. Beth Israel and its satellite buildings occupied most of the frontage, the hospital campus is being wound down, and the parcels it held are now the only development sites of consequence in a neighborhood that otherwise has none. The Florian is the first market-rate condominium of any scale to come out of that unwind, and its position — across First Avenue from Stuyvesant Town, a blockfront away from three landmarked 1850s houses, a short walk from the First Avenue L — is unrepeatable for a straightforward reason: nobody is going to assemble another site like it here.
The building itself argues in brick. Light-toned masonry, gridded windows framed in bronze-hued metal, two-story arched openings and curved corner walls, with the upper floors stepping back on the East 18th Street side to meet the scale of the low-rise blockfront and holding their height on the First Avenue side to meet the taller buildings east. It reads as a deliberate rejection of the glass-and-metal default, and on a block that contains individually landmarked antebellum houses, that was probably the only defensible move.
The program is where the building departs from its peer set. Fifty-four residences across thirteen floors, weighted heavily toward one-bedrooms — 31 of the 54 — with 19 two-bedrooms, two three-bedrooms and two three-bedroom penthouses at the top. That mix aims at a specific buyer: single purchasers and small households who want new-construction finish and a full amenity floor without a Gramercy Park trophy price. The wellness program on the second and third floors — fitness center, spa with treatment room, sauna, jacuzzi and cold plunge, lounge opening to a planted courtyard — is unusually deep for a building this size, and it is the amenity argument the developers made most loudly.
The other genuine differentiator is parking. Ten parking spaces are recorded as separate condominium unit lots, P-1 through P-10, four at street level and six on the second floor, and they are sold rather than rented. Purchasable parking is rare in Manhattan condominium construction and it is a real, transferable asset attached to the building — but it is also a separate unit lot with its own common charges and its own tax bill, and buyers should treat it as a second purchase rather than an inclusion.
The fact that will move the monthly number most is the one the marketing does not lead with. There is no tax abatement here of any kind. Not 421-a, not 485-x, not J-51. Residences at The Florian are taxed at full assessment from day one, and unlike an abated building, that number does not step up later — it starts where it stays.
Architecture and unit composition
The building occupies a corner parcel of roughly 92 by 80 feet. Residences begin on the third floor, with the first two levels given over to the lobby, parking, the fitness and bicycle rooms and the pet spa, and the third floor shared between residences and the spa and lounge that open onto the courtyard. Floors three through twelve carry six residences each on the typical plate — lines A through F — narrowing to three residences on the eleventh and twelfth floors above the setback, and two penthouses at the top.
The unit mix is deliberately compact. One-bedrooms dominate, two-bedrooms occupy the middle of the stack, and the three-bedroom inventory is limited to two conventional residences plus the two penthouses. The larger penthouse runs approximately 2,287 square feet with both a balcony and a terrace; the second is roughly 1,902 square feet with a balcony. Corner residences carry the curved exposures that give the elevation its character, and the setbacks at the eleventh floor and roof are where the outdoor space concentrates.
Interiors were specified well above the norm for the price band: custom two-tone Nolte kitchens with Italian Arabescato marble counters and waterfall islands, Sub-Zero, Wolf and Cove appliances, Waterworks fixtures, hand-laid European white oak in a chevron pattern, and Dekton bath cladding with heated floors. Windows are oversized and triple-paned, which on a First Avenue corner opposite a hospital corridor is a functional decision as much as an aesthetic one. Every residence has a washer and dryer.
Building operations
The Florian runs as a full-service condominium with a 24-hour doorman and concierge, which is a heavy staffing model for 54 residences and will be visible in the common charges. Three levels carry amenity and service space: the lobby and four parking spaces at street level; the fitness center, bicycle room, pet spa and six further parking spaces on the second floor; and the spa and lounge opening to the courtyard on the third. The roof carries a landscaped terrace with an outdoor kitchen and dining and lounge seating. Electric-vehicle charging is available in the garage.
The building is barely a year into operation. Its first-year budget has not yet been tested against a full cycle of expenses, the reserve is at its funding level rather than its steady state, and the sponsor still holds unsold inventory. Every one of those is a reason to read the current budget and the sponsor's most recent amendment rather than the amenity list. The all-electric, high-performance-envelope specification the developers describe should reduce operating utility load relative to a conventionally built peer, and that is worth verifying against the actual budget rather than the brochure.
Policy framework
Ownership form: Condominium. Purchases close through a board right of first refusal rather than a cooperative approval; 30 to 45 days is a normal pace.
Pied-à-terre, subletting, LLC, trust and foreign ownership: All permitted under the standard condominium framework. Minimum lease terms should be confirmed with the managing agent.
Parking: Ten spaces are recorded as separate condominium unit lots and are sold rather than rented. A space carries its own common-charge allocation and its own tax bill.
Pets: Not documented in public records; a pet spa forms part of the amenity program. Confirm weight and breed rules in the house rules.
Flip tax: Not documented in public records. Confirm any resale capital contribution with the managing agent.
Real estate taxes: No exemption of any kind appears against this condominium in the FY2027 Department of Finance exemption records. Underwrite full unabated taxes on the specific unit from the first bill.
Recent sales
The Florian launched sales in late 2025 and recorded its first unit deeds on February 27, 2026, with closings continuing through the spring and summer. Published launch pricing set one-bedrooms from roughly $1.225 million, two-bedrooms from roughly $1.95 million, and three-bedroom penthouse inventory just under $4 million, with the development team describing an average around the low $2,000s per square foot. One of the two penthouses sold first; the other was still available as of the most recent published account.
That per-foot band positions the building above the older postwar and prewar cooperative stock that surrounds it and below the Gramercy Park trophy tier a few blocks west. The comparable set that actually matters is the small group of new-construction Gramercy and Stuyvesant Square condominiums delivered since roughly 2019, not the co-ops on the same blocks, whose economics, policies and buyer pools are structurally different. Because sales are still in their first eighteen months and the building's resale record is essentially empty, pricing here is a sponsor-pricing exercise rather than a comparable-sales exercise, and the absence of an abatement is the single largest variable between the headline price and the true monthly cost. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, curated by The Roebling Team research desk. 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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Aug 20, 2026 | 8ASponsor Sale | 2 BR · 2 BA · 1,230 sf | $2,800,000 | $2,276/sf | +0.0% |
| Aug 19, 2026 | 9ASponsor Sale | 2 BR · 2 BA · 1,230 sf | $2,850,000 | $2,317/sf | +0.0% |
| Aug 11, 2026 | 8BSponsor Sale | 1 BR · 1 BA · 695 sf | $1,475,000 | $2,122/sf | -3.3% |
| Jul 30, 2026 | 4FSponsor Sale | 1 BR · 1 BA · 753 sf | $1,590,000 | $2,112/sf | -0.6% |
| Jul 20, 2026 | 10FSponsor Sale | 1 BR · 1 BA · 749 sf | $1,800,000 | $2,403/sf | +0.0% |
| Jul 20, 2026 | 8ESponsor Sale | 1 BR · 1 BA · 723 sf | $1,500,000 | $2,075/sf | +0.0% |
| Jul 16, 2026 | 10BSponsor Sale | 1 BR · 1 BA · 695 sf | $1,550,000 | $2,230/sf | +0.0% |
| Jul 15, 2026 | 5FSponsor Sale | 1 BR · 1 BA · 749 sf | $1,625,000 | $2,170/sf | +0.0% |
Market read. Most recent trades (2026) cleared a median $2,166/sf across 40 sales. Median listing discount 0.0% from the last ask.
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 1-00923-7502) 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
City data is empty here, and that is not a red flag — it is a timing artifact. PLUTO shows class R0, no units and no assessment because the unit lots were created in November 2025. Do not let an automated valuation model built on that record price your purchase.
There is no abatement. Confirm it yourself on the current bill, then model the full unabated number. New-construction buyers who have shopped abated inventory elsewhere will find the monthly figure meaningfully higher than the sticker price implies.
Treat a parking space as a second purchase. The ten spaces are separate unit lots with their own common charges and their own taxes. Price them separately and understand the resale market for them.
Read the sponsor's current amendment. The building is young, the sponsor still holds inventory, and the sponsor's obligations on unsold units — common charges, assessments, taxes — are the most useful thing in the file.
The mix is one-bedroom heavy. Thirty-one of 54 residences are one-bedrooms. That concentrates the resale market in a single product type, which cuts both ways: liquidity in a strong market, correlation in a weak one.
Test the corner at rush hour. First Avenue is a major northbound artery beside an active hospital corridor. The triple-glazed windows are a genuine mitigation; verify them at the worst hour, not the best.
What to know if you’re selling
Lead with scarcity of site, not with finishes. New market-rate construction on this stretch of First Avenue exists only because of the Beth Israel unwind. That is the argument no competing building can copy.
Be direct about the tax posture. Buyers will find it in diligence. Presenting the full unabated number alongside a True Monthly Carrying Cost analysis produces better outcomes than letting it surface late.
Same-building comparables are thin, so build the case from the line. With sales beginning in 2026 and almost no resale record, exposure, floor and outdoor space carry the argument.
Sell the amenity floors, and price the parking separately. The spa, the courtyard and the roof terrace are the reasons buyers choose this building over the surrounding co-ops. A deeded parking space is a distinct asset and should be marketed as one.
Comparable buildings
If you're considering The Florian, also evaluate:
- 150 East 23rd Street — 2019 Gramercy condominium; the closest peer by vintage and product type
- 340 East 23rd Street — 2007–08 condominium a few blocks north; the established full-service alternative on the same eastern flank of Gramercy
- 300 East 23rd Street — 98-residence 2009 condominium; the larger, older new-development comparison
- 203 East 16th Street — condominium conversion of an 1888 parish house on Stuyvesant Square; the character alternative at very different scale
- 240 East 15th Street — 16-residence condominium in an 1851 building; the boutique, low-density alternative nearby
- 211 East 18th Street — 122-apartment 1957 cooperative on the same street; the postwar co-op alternative with entirely different approval and financing rules
- 157 East 18th Street — 54-residence 1955 cooperative converted in 1991; the same unit count, the opposite economics
- 130 East 18th Street — 1962 cooperative converted in 1984; the value-tier alternative on the block
- Stuyvesant Town and Peter Cooper Village — the complex directly across First Avenue that defines the outlook from the building's eastern exposures
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Gramercy — read The Roebling Team Guide to Gramercy.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent.
Considering a move at The Florian?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Florian would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.