44 Gramercy Park North
44 Gramercy Park North, New York, NY 10010
Gramercy Park
BBL 1008770030 · BIN 1017994
- Year built
- 1930
- Type
- Cooperative
- Landmark
- Designated
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median
- $1.4M
- Recent range
- $850K – $5.9M
- Listing discount
- 4.9%
- Recorded transfers
- 60
44 Gramercy Park North is one of the defining buildings on Manhattan's only private park. Designed in 1930 by Schwartz & Gross — a firm whose pre-war apartment houses line the city's best blocks — for the developer Clement E. Merowit, it is a sixteen-story English Tudor building whose neo-Gothic detailing sets it apart even on a square full of distinguished architecture. A limestone arch, leaded casement windows, terra-cotta panels, and an unusual south façade of varied window surrounds, balconies, and large sections of criss-crossed brickwork give the building a romantic, storybook presence that is unmistakable from the park.
The address itself is the headline. Gramercy Park is the last private park in Manhattan, and residents of the buildings that ring it hold keys to its locked gates — a privilege that money alone cannot ordinarily buy. From the park's north side, 44 Gramercy Park North looks directly south across the green, the most coveted orientation on the square. The building sits within the Gramercy Park Historic District, in one of the city's most genteel and architecturally consistent enclaves.
For buyers, the proposition is rare and enduring: a Schwartz & Gross pre-war co-op overlooking Gramercy Park, with park keys, neo-Gothic character, and the quiet prestige that the address has carried for nearly a century.
Architecture and unit composition
The building is among Schwartz & Gross's more romantic designs — English Tudor in spirit, with neo-Gothic ornament that distinguishes it from the more classical co-ops around the park. The limestone arch at the base, the leaded casement windows, and the criss-crossed brickwork of the south face are the details that owners and architecture-watchers single out, and several apartments carry log-burning fireplaces, a prized pre-war feature.
The 79 apartments — originally configured as 83 — span sixteen stories in the layout variety typical of a pre-war building, from intimate homes to substantial park-view residences. The south-facing lines overlooking Gramercy Park are the most sought-after, capturing the green and the protected southern light. Pre-war construction here means solid masonry, generous ceiling height, the English Tudor detailing, and the room proportions that make these apartments live larger than their footprints suggest.
Building operations
44 Gramercy Park North runs as a full-service pre-war cooperative: doorman and elevator service, a live-in superintendent, and — the building's signature privilege — keys to Gramercy Park for residents. The amenity that matters most here is the one outside the front door. Maintenance charges reflect the staffing, the historic building's upkeep, the capital reserve, and the underlying mortgage, the operating cost of a well-run pre-war co-op on the city's most exclusive square.
Purchases clear through the co-op's board process — a financial and personal application package and a board interview. Buyers should expect the financing, sublet, and pied-à-terre policies typical of a prestige Gramercy Park cooperative, confirmed by the board and managing agent during the application. Park-front co-ops of this standing tend toward conservative board postures, which is part of what preserves the building's character, its values, and the privacy of the square.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $1,573/yr
- Per unit / month range
- $0 – $2
Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent). Source: NYC DOB facade filings (FISP) · The Roebling Research Library.
See the full facade history →Recent sales
Recent transfers at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jun 2, 2026 | 15D | 1 BR · 1 BA | $1,600,000 | -5.6% | |
| Jun 2, 2026 | 5F | 1 BR · 1 BA | $850,000 | -5.0% | |
| Sep 8, 2025 | 6F | 1 BR · 1 BA | $1,410,000 | -1.1% | |
| May 15, 2025 | 15A | 1 BR · 1 BA | $1,650,000 | -6.3% | |
| Aug 22, 2024 | 5A | 1 BR · 1.5 BA | $1,845,000 | -4.2% | |
| Apr 8, 2024 | 11AB | 2 BR · 2.5 BA · 2,158 sf | $5,900,000 | $2,734/sf | +1.7% |
| Dec 5, 2023 | 6F | 1 BR · 1 BA | $1,422,000 | -4.9% | |
| Oct 20, 2022 | 6F | 1 BR · 1 BA | $1,350,000 | +0.0% |
Market read. $/sf is measured on the latest sales with reliable square footage (2024): a median $1,287/sf across 1 sale. The building has traded as recently as 2026. Median listing discount 2.6% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-00877-0030) 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 on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
The reason to buy here is Gramercy Park itself, with a Schwartz & Gross pre-war home as the vehicle. A south-facing apartment looks over the private park, and ownership carries a key to its gates — an asset that cannot be replicated anywhere else in Manhattan. The English Tudor architecture, the fireplaces, and the historic-district setting are the supporting cast. The trade-offs are the co-op structure — a board package, an interview, and the financing and sublet rules of a prestige building — and the steep price gradient between park-facing and interior lines. Buyers focused on the view and the park keys should target the south-facing homes; buyers prioritizing value over the marquee orientation will find the other exposures a more efficient entry to the same address and privilege. In either case, the specific apartment and its pre-war condition warrant close evaluation.
What to know if you’re selling
A resale here sells on the park and the provenance: the Gramercy Park frontage with park keys, the 1930 Schwartz & Gross English Tudor architecture, and the historic-district address. For a south-facing home, the park view and the key are the headline and should be priced and presented as the rare, exclusive assets they are. For an interior line, the marketing pivots to the address, the park access, the architecture, and the value relative to the park-facing premium. Pricing belongs against the Gramercy Park co-op set, with exposure, floor level, and pre-war features driving the spread. The board-approval timeline is part of the process; pricing to the buyer who specifically wants Gramercy Park and its key — not the broadest pool — is what produces a strong, clean sale.
Comparable buildings
If you're evaluating 44 Gramercy Park North, these neighboring Gramercy Park buildings make the natural comparison set:
- 39 Gramercy Park North — pre-war co-op on the park's north side
- 50 Gramercy Park North — full-service building overlooking the park
- 60 Gramercy Park North — park-front co-op
- 34 Gramercy Park East — one of the city's oldest co-ops, on the park
- 32 Gramercy Park South — pre-war co-op on the south side of the park
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Gramercy — read The Roebling Team Guide to Gramercy.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
Considering a move at 44 Gramercy Park North?
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 44 Gramercy Park North 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.