The Lower East Side Condo Market
Summary: What new Lower East Side condos actually close for and how fast buildings sell. Most sales are studios and one-bedrooms, and few new plans have followed the last building wave.
What Lower East Side Condos Sell For
Over the last five years, 129 new condos closed in 8 Lower East Side buildings at a median $1,305,000, or $1,720 per square foot. Most were studios and one-bedrooms:
| Home | Share of sales | Sizemedian sf | Pricemedian | $/sfmedian |
|---|---|---|---|---|
| Studio | 22% | 608 | $745,00025 sales | $1,822 |
| 1 bedroom | 47% | 706 | $1,158,25954 sales | $1,603 |
| 2 bedrooms | 30% | 1,126 | $1,780,54635 sales | $1,710 |
| 3+ bedrooms | 2% | — | — | — |
| All homes | 100% | 967 | $1,305,000129 sales | $1,720 |
Sponsor closings (first deed for each new home, ACRIS), Sep 30, 2021 to Sep 30, 2026.
These are closing prices: the first recorded deed for each new home, matched to its unit in the offering plan. Resales are left out.
Lower East Side Condo Prices Over Time
- $2,0322018
- $2,0062019
- $1,6352020
- $2,0202021
- $2,0042022
- $1,8222023
- $1,7792024
- $1,4432025
- $1,4272026
Sponsor closings (ACRIS) through Sep 30, 2026. Hover a year for its count; empty years had fewer than 3 closings.
Only a few buildings close in any year (hover a bar for its count), so each bar moves with whichever buildings were selling.
| Year | Sponsor closings | Median price | Median $/sf | 1 bedroommedian | 2 bedroomsmedian |
|---|---|---|---|---|---|
| 2018 | 201 building | $1,436,613 | $2,032 | $1,463,225 | $3,138,956 |
| 2019 | 292 buildings | $1,494,282 | $2,006 | $1,448,915 | $2,609,266 |
| 2020 | 173 buildings | $1,380,000 | $1,635 | $1,279,658 | $2,024,350 |
| 2021 | 123 buildings | $2,218,257 | $2,020 | $1,215,137 | $2,495,000 |
| 2022 | 613 buildings | $1,150,000 | $2,004 | $1,150,000 | $2,164,000 |
| 2023 | 355 buildings | $1,395,000 | $1,822 | $1,301,543 | $1,807,923 |
| 2024 | 62 buildings | $1,757,773 | $1,779 | — | $1,735,000 |
| 2025 | 202 buildings | $1,172,500 | $1,443 | $995,000 | $2,003,437 |
| 2026 | 62 buildings | $1,485,000 | $1,427 | $1,125,000 | $1,500,000 |
First recorded deed for each new home, from city deed records matched to the offering plan's unit list, through Sep 30, 2026. Years with fewer than 3 closings are left out; bedroom columns need 3 sales.
How Fast Lower East Side Condos Sell
Of the 17 Lower East Side buildings whose sponsor closings began in 2015 or later, 10 have sold out. The typical one took 23 months from its first closing to its last, and its first closing came 23 months after the offering plan was accepted.
| Sales began | Buildings | Sold out in 12 months | Time to sell outmedian | Closed vs. listmedian building |
|---|---|---|---|---|
| 2015–19 | 9 | 11% | 41 months | 5% below list |
| 2020–22 | 4 | 0% | 21 months | 1% above list |
| 2023+ | 4 | 25% | 11 months | 19% below list |
ACRIS sponsor closings through Sep 30, 2026, buildings whose first closing came in 2015 or later. Time to sell out runs from a building's first closing to its last, among buildings that have sold out. List: the sponsor's Schedule A price for the same homes.
- Buyers negotiate. The median building's first sales closed 5% below list: the sponsor's Schedule A price for the same homes, across 9 buildings we could match.
- Few sell out fast. 12% of buildings sold out within a year, and 4 still had unsold homes two years or more after their first closing.
Why the Lower East Side's Condo Market Has Slowed
The Lower East Side has had 30 condo plans with 1,636 homes since 2001. It now adds about 3 homes a year in plans accepted since 2023, against 222 a year in 2015–19, 99% fewer.
| Plan accepted | Plans a year | Homes a year | Typical buildinghomes | Asking $/sf |
|---|---|---|---|---|
| 2000–07 | 19 plans | 25 | 16 | — |
| 2008–14 | 14 plans | 10 | 15 | — |
| 2015–19 | 210 plans | 222 | 33 | $1,771 |
| 2020–22 | 26 plans | 80 | 36 | $2,036 |
| 2023–today | 01 plans | 3 | 10 | — |
Accepted condo plans. Asking $/sf: the median building's first Schedule A price list.
- One tower made the peak. The largest plan, 252 South Street (Aka 225 Cherry Street), brought 815 homes in 2015, most of the 2015–19 total.
- Fewer, smaller plans since. The typical plan had 33 homes in 2015–19; since 2023 it's 10, at 0 plans a year.
Where Lower East Side Condos Are, and the Walk to the Subway
Outline: Lower East Side as our data pages draw it. Each dot is a plan; each square the nearest entrance of a station those plans walk to.
The Lower East Side is served by:
- F: 2 Av, Delancey St-Essex St and East Broadway
- J, M and Z: Delancey St-Essex St
- B and D: Grand St, on Chrystie Street at the western edge
| Nearest subway | Lines | Condo plans | Walkmedian |
|---|---|---|---|
| Delancey St-Essex St | F, J, M, Z | 18 | 4 min |
| East Broadway | F | 8 | 2 min |
| 2 Av | F | 4 | 4 min |
Each plan counted once, at the station entrance with the shortest walk.
The median recent building is 4 minutes from a subway entrance, and 82% are within 5 minutes. More in subway distance and condo prices.
Amenities, Laundry and Doormen
What the offering plans accepted since 2015 include:
Amenities
86%have a shared amenity: gym, roof deck, bike room, package room or storage
Washer/dryer
87%include a washer and dryer in each home
Doorman
60%have a staffed front desk
Plans accepted since 2015. Amenities: 14 new-construction plans; washer/dryer: 15 plans that say either way; front desk: 15 plans read.
- Elevators in 100% of the plans that say either way.
- Doormen: 40% have a 24-hour desk.
- Gas cooking in 100% of the plans that name a stove fuel, with heat pumps for heating and cooling in 100%.
New Lower East Side Condo Plans Filed Since 2025
Condo plans filed since 2025: 1, with 10 homes (1 accepted, 0 still under review).
| Building | Filed | Asking $/sf | Common chargesper month | Subway walk |
|---|---|---|---|---|
| 32 Rutgers Street10 homes | Jan 6, 2025Accepted Jan 6, 2025 | $1,289 | $516 | 1 minEast Broadway (F) |
Asking $/sf: the sponsor's Schedule A average. A dash means the plan doesn't list enough priced homes, or its budget isn't read yet.
FAQ
How much do new condos on the Lower East Side cost?
Over the five years to Sep 30, 2026, new Lower East Side condos closed at a median $1,305,000: about $1,158,259 for a one-bedroom and $1,780,546 for a two-bedroom.
What is the price per square foot for Lower East Side condos?
The median sponsor closing was $1,720 per square foot over the last five years.
Do Lower East Side condos sell below the asking price?
Usually. The median building's first sales closed 5% below list, the sponsor's Schedule A price for the same homes.
How long does it take a Lower East Side condo building to sell out?
The typical building that has sold out closed all its homes 23 months after its first closing.
Do Lower East Side condos have doormen?
60% of recent plans have a staffed front desk, and 100% have an elevator.
Where do these figures come from?
The Lower East Side is the neighborhood as our data pages draw it, from each building's map point. Plans are condo offering plans the New York Attorney General accepted or is reviewing, with at least one home. Sales are sponsor closings from city deed records, through Sep 30, 2026. Features come from the plan text and may change by amendment; check the latest plan for the building you're buying in. New to offering plans? Start with what a condo offering plan is.
Related: The Williamsburg Condo Market · The Upper East Side Condo Market