312 East 22nd Street, #PHC, New York (Gramercy Park), NY, 10010 | $3,000,000

If you are like many of us; you have a budget, want a bright condo with a comfortable terrace and central AC, you prefer views and value space to breathe over bedroom count, this one might just be perfect for you.

312 East 22nd Street is a small 15-unit, 6-story condo that has opted for a virtual doorman to keep monthlies low. Without the pump and circumstance of a doorman, this building has a mundane curb appeal, making the surprise once you enter the home that much sweeter. The east side of Gramercy is an often-overlooked area, but speaking from 20 years of personal experience, you do so at your peril. This area is close to many Michelin-rated restaurants, tons of good casual dining choices, and conveniently close to Manhattan's real cultural center, Union Square. But what surprises most, is how easy it is from here to get into the midtown tunnel when you want to get to Long Island or the airports.

Immediately upon entering the home, you encounter steel floors and walnut cabinets, identifying the d cor as '90s. However, it was so well executed that it might make perfect sense for you to strategically refresh and update rather than gut-renovate. But regardless of your ultimate design choices, you have to admit to yourself.

Everything that cannot be changed in a home is perfect here, and those things that are not perfect are easily changeable.

After all, it is positively refreshing to find an apartment in Manhattan in which the living room and primary bedroom each have the ceiling height and wingspan needed for even Shaq to easily pirouette or play hopscotch. (even the shower is adequately sized for him).

Spread over three floors, each floor has a perfect plan for its intended use.
The main floor has an open-plan kitchen/living room with a wood-burning fireplace. At 35 x 18 with 10'6 ceilings, this space is big enough to shame most Chelsea or Soho lofts. However, rarely will you find one with a convenient balcony, and most of those lofts do not have a full glass wall facing south, bathing this home in natural light. (fits into that 'perfect' basket).

The middle floor is entirely occupied by the primary suite. Its layout is elegant, efficient, and spacious in all crucial aspects: bedroom, bathroom, and ample closet space. It even has a south-facing balcony. While the platform bed might not be everyone's cup of tea, it falls into that aforementioned 'easily-changeable' category. On the flip side, this might well be the only shower with a floor-to-ceiling window that has southern views yet is completely private. (into the 'perfect' category again)

The top floor does triple duty; the laundry is here, there is a second full bath for when the space is used as a guest room, and it has a kitchenette complete with a dishwasher drawer. This last function makes entertaining on the terrace with its full kitchen so much more practical.

Speaking of the terrace
This one punches way above its size class. I say that because it is not even 500sf, yet it has a full outdoor kitchen, a dining area covered by a pergola with a heat lamp, a lounging area surrounded by planters, open views south to the Jenga building and the WTC, a hot tub, and a movie screen complete with surround sound.

With all that, you might even convince your partner to watch football with you.

So all in, whether you are in the market for a pied-a-terre or looking for a comfortable home to reside in full-time, this home is worth your consideration.

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