301 E 22nd St

Gramercy East

Set on the edge of Gramercy Park, where the distinguished enclave meets lower-key Kips Bay, the 17-story Gramercy East co-op dates to 1965 and occupies the corner of Second Avenue and East 22nd Street. This location is advantageous for buyers seeking to maximize their dollar in the neighborhood, as residences along this stretch are priced lower than their Third Avenue counterparts, partially due to being farther to transit options — if only by a few minutes. “You save about 8% to 10% off asking prices by being on Second Avenue,” says Danelle Snider, a Compass broker who has sold over 100 units at Gramercy East over the course of 18 years. “This is where you get great value, great full service and a community feel.” Clad in white bricks with expanses of polished black stone at the base, the tower is accessed through a canopied entrance on 22nd Street that leads to an attended lobby adorned with architectural millwork and works of art. The 262 units at Gramercy East include studios, one-bedrooms and two-bedrooms, although some residences have been combined over the years. A few also come with their own private outdoor space. In 2024, a renovated studio on the 12th floor sold for $435,000, while a two-bedroom unit with three exposures on the same level went for $950,000. One-bedroom dwellings range significantly depending on multiple factors, including the most recent upgrade, with prices starting at $529,000 and going up to $899,000. In terms of design elements, there’s little uniformity across the homes other than the windows, all 1,600 of which were replaced starting in 2020. Manhattan-based Bertolini Architectural Works oversaw the comprehensive project (which also included new terrace doors) at the behest of co-op board president Jon Prial. “And we did it without an assessment,” Prial told Habitat magazine in 2020. Since joining the building’s board in 2013, Prial has spearheaded additional capital improvements such as boiler installation and elevator replacement. The new windows had a significant impact on improving the building’s street presence: “They make world of difference,” says Snider. “They let in more light and are more efficient, and, from the outside, gave it a whole new look.” The full-service building includes a 24-hour doorman and live-in super as well as porters and handymen. “Most staff are long timers,” explains Snider. Mailroom processes have been digitized, so residents are alerted via phone or email when a package arrives. At the top of the building, a roof deck with outdoor furnishings and an array of plantings provides sweeping city views that include the Empire State Building. (Some high-floor apartments also have views of the landmark.) “You can also see the fireworks on the Fourth of July when it’s done in the East River,” adds Snider. The building community gets into a festive spirit on other occasions, with trick-or-treating and occasional holiday parties. “You can get involved as much as you would like,” she says. Flexible policies include allowing for co-purchasing, gifting, pied-a-terres and subletting with restrictions. Pets are also welcome, and there’s a dog run a couple of blocks away. Additionally, there’s bike storage, personal storage and a central laundry room in the basement, but machines are allowed “in specific lines with board approval,” says Snider. HVAC units and central air are installed throughout. The affluent Gramercy Park neighborhood is known for its sophisticated uptown vibe in a downtown setting. While this building doesn’t come with a coveted key to the area’s exclusive Gramercy Park, it’s located near Bellevue South Park, which underwent a $5 million refresh in 2023 and now includes an ADA-compliant dog run, reconstructed basketball courts and new plantings. Also close by is Stuyvesant Square Park, a historic green space encircled by its original 1840s cast-iron fence like Gramercy Park, but open to the public. Places for family recreation are easily accessible thanks to Peter’s Field, just two blocks away, which contains basketball courts and a baseball field, plus there’s Augustus St. Gaudens Playground between 19th and 20th streets. Gramercy East itself has several retail tenants, among them a dry cleaner and a high-end deli, while grocery shopping can be done at the expansive Morton Williams on 23rd Street. A more elevated culinary experience can be found at Eden Gourmet Marketplace, a block away on Third Avenue. A few doors down from Gramercy East, specialty shop Malt & Mold has gained a following with its curated selection of craft beer and cheese, and it offers weekly tastings as well as a heated outdoor beer garden in the back. Orion Diner & Grill, just across the street, is a bustling 24-hour operation serving an extensive menu of comfort food classics. There’s also a pharmacy and Pilates studio on the block. Notably, the property is near the First Avenue health corridor that includes Bellevue Hospital and NYU Langone. Gramercy East is a roughly 10-minute walk to the nearest subway station, the 6 train at 23rd Street and Park Avenue. The 23rd Street stop for the N, R, Q and W trains can be found two blocks further. The M15 and M15 Select Bus Service travel down Second Avenue, from East Harlem to South Ferry, and there are even more bus lines operating on Third Avenue and 23rd Street. The building’s on-site garage, with an entrance on 22nd Stret, offers a 10% discount for residents who have a car, and the building is just two blocks from FDR Drive.