Gramercy Park
A private park, deeded by Samuel Ruggles to the buildings that surround it. The only one in Manhattan. The reason Gramercy exists, and the reason it has not changed.
The buyer who has stopped chasing Manhattan's energy and started thinking about how to actually live here. People who have done the downtown chapter and want better proximity to Midtown, often within a walk-to-work radius.
Gramercy is for the buyer who wants to come home to somewhere removed from New York rather than walk out into it.
Gramercy was not discovered. It was designed.
In 1831, Samuel Ruggles drained 22 acres of swampland and deeded the central park to surrounding owners in perpetuity. The intention was a private London-style square that would never become public. That legal structure has held for nearly 200 years.
The neighborhood sits east of Union Square and Flatiron, 14th to 23rd Street. Prewar brownstones, Italianate townhouses, the Gramercy Park Historic District. The landmark protections make the neighborhood structurally resistant to change.
Steps to classic mainstay restaurants and vibrant newcomers alike, including Gramercy Tavern. Pete's Tavern, pouring drinks since 1864. Casa Mono. Cote.
Park access is the most consequential fact in Gramercy real estate.
The exact number of keys is famously unverified. The Trust does not publish it. Roughly 383 is the accepted figure.
Park-facing buildings hold the keys, the direct views, and the historic prestige. All of it is priced in. Buildings one or two blocks away trade at meaningfully lower price points without the key. Settle this distinction before you look at a single listing.
The stock is predominantly co-op, especially in park-adjacent prewar buildings. Board approval comes with the territory. Ceiling heights run 9 to 11 feet.
Two prewar buildings on the park are the condo exceptions. 36 Gramercy Park East, a 1908 conversion with full-floor residences and park keys. 18 Gramercy Park South, a 2013 Robert A.M. Stern conversion with fourteen residences and park keys.
For international buyers and complex financial profiles, these are clean paths to prewar Gramercy without co-op friction.
A wave of new condo development has reshaped Gramercy's east side over the last decade. Three projects define what is coming.
The Willow at 201 East 23rd Street. Naftali Group, COOKFOX, Rockwell Group interiors. 69 residences, near-term completion.
67 Irving Place, in development. CIM Group and Morris Adjmi. 11 full-floor residences in a converted 1910 Beaux Arts factory, with Maialino returning to the ground floor.
38 Gramercy Park East is the first ground-up condo on the park in roughly 100 years. Legion Investment Group and Gindi Capital, Roman & Williams design. 57 residences with park keys, in development.
Park-facing inventory is extremely limited so buyers must move quickly..
39 buildings, the small number of keys that come with them, long-tenured residents who do not move. When a park-facing residence comes to market, it moves quickly. Buyers who are pre-approved and clear on what they want get them. Others wait.
A meaningful share of would-be Gramercy buyers eventually choose a different neighborhood. Not because they wanted to, but because of necessity and timing.
Local Highlights
Eat & Drink
Restaurants, Cafés & Bars
17,506 people live in Gramercy Park, where the median age is 38 and the average individual income is $125,387. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density
Average individual Income
There's plenty to do around Gramercy Park, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Peter's Field, Aesthetics by Martha, and HG Makeup.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Active | 0.11 miles | 1 review | 4/5 stars | |
| Beauty | 0.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.26 miles | 0 reviews | 0/5 stars | |
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Gramercy Park has 9,655 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Gramercy Park do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 17,506 people call Gramercy Park home. The population density is 116,653 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Blue vs White Collar Workers
Blue Collar:
White Collar:
140 Franklin Street New York, NY 10013
140 Franklin Street New York, NY 10013
