Open House Times

• Tue. May. 05 at 3:00pm to 4:00pm

About the Listing 89 - 28451

A Rare Gramercy Area Carriage House with Private Garage - Delivered With Approved Plans

This extraordinary property preserves the historic facade of an original Neo-Flemish carriage house dating to 1893-an architectural relic that lends enduring character to East 22nd Street.

Behind this striking frontage lies the framework for a substantial modern residence, offering a combination of scale, volume, and features that are increasingly impossible to replicate in Manhattan. Most notably, the property includes a private curb cut and enclosed garage-an exceptional amenity rarely found in downtown townhouses. It also has available air rights.

FAR as built is 3.14. FAR allowed is 7.5

Delivered with fully approved plans, the offering allows a buyer to bypass the most time-intensive stages of development and proceed directly to execution. Unlike many townhouse opportunities, this is not an open-ended project, but a well-conceived and fully realized architectural vision - with the flexibility to make it entirely your own through tailored layouts and customized design finishes.

Configured as a five-story, 20-foot-wide residence with nearly 7,000 square feet of potential living space, the home is designed for both grand entertaining and modern living. Plans include an ALT-1 permit for a private garage with vehicle lift to a newly created cellar, approximately 95 feet of enclosed ground-floor space complemented by a greenhouse, and an enclosed dining area with a glass ceiling on the second level. A dramatic vertical layout, serviced by an elevator, is paired with expansive outdoor spaces, including multiple landscaped terraces and a rooftop deck.

The parlor level is distinguished by soaring 15-foot ceilings, while floor-to-ceiling windows create a luminous, gallery-like atmosphere throughout.

The result is a rare opportunity to create a bespoke residence - one that seamlessly integrates historic character with contemporary scale, privacy, design and flexibility.

Approved Plans:

Cellar

• Dedicated storage areas
• New retaining walls and structural concrete piers/beams (this work has been completed)
• Existing elevator pit
• Hatch/ladder access from first floor
• Mechanical space for proposed car lift

1st Fl - Arrival Level & Wellness

• Private indoor garage with car lift
• Formal foyer and entry hall
• Large gym with adjacent bath, storage, and full laundry room (the gym could easily be a family room or media room)
• Powder room
• Rear connection to greenhouse/terrace extension per approved ZRD-1

2nd Fl - Kitchen, Dining & Main Living

• Expansive kitchen with island, cooking suite, double ovens, fridge/freezer
• Large dining room with glass ceiling
• Full-width living room with natural light from window wall
• South-facing terrace off the living room with pavers on pedestal system
• Walkable skylight system and insulated roofing components
• Powder room off foyer landing

3rd Fl - Full Primary Suite

• Grand primary bedroom with private terrace
• Dual dressing rooms
• Large primary bath with separate water closet

4th Fl - Bedrooms, Studies & Laundry

• 3 full bedrooms with 3 ensuite baths
• Additional dedicated laundry room
• Centralized 4th Fl hall

5th Fl - Media, Study & Dual Terraces

• Large media room with adjacent powder room
• Separate study with private full bath (could be a bedroom)
• Expansive south terrace and north terrace
• Interior access to roof

Roof

• Rooftop terraces with new paver system
• Aluminum louvered pergola
• HVAC dunnage
• Skylight
• FDNY-compliant access pathways

Approved Exterior Redevelopment Highlights

• Preservation of the original 1893 carriage house facade
• New window wall systems across rear
• New greenhouse structure at rear with fixed and operable glazing
• Restored parapets, granite cleaning, and facade masonry repairs
• Updated EIFS on east and west facades where existing. Multiple new guardrails, coping, waterproofing, and cladding systems

Location

• 1 block from Gramercy Park
• Surrounded by historic townhouses, carriage houses, and a uniquely preserved streetscape
• Equidistant to downtown and Midtown, with immediate access to top

Please note that it is an active construction site and we need 48 hours notice to show.

Listing Highlights