350 East 18th Street (The Florian)

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.

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.

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: Not documented; confirm in the declaration, bylaws and house rules. 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

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 $2,162/sf (floor-adjusted) across 41 sales. 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 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00923-7502; 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.

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.

Lead with the site and its context. Explain the Beth Israel redevelopment history and the building's position near Stuyvesant Square, Stuyvesant Town and the First Avenue L without claiming that future competing development is impossible.

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.

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