New York real estate is exhausting. Most "luxury" buildings in Manhattan are basically glass boxes stacked on top of each other with zero soul and even less privacy. But then you’ve got 21 E 12th St. It sits right at that weirdly perfect intersection of University Place and 12th Street, and honestly, if you aren’t paying attention, you might walk right past it. That is exactly the point.
Living in Greenwich Village usually means choosing between a drafty, slanted-floor brownstone with "character" (code for mice) or a massive, impersonal high-rise. This building tried to do something different. Developed by Billy Macklowe and designed by Selldorf Architects, it was built to feel like it has always been there, even though it’s a relatively new addition to the skyline. Annabelle Selldorf is famous for this—her style is quiet. It isn’t trying to scream for your attention with weird angles or neon lights. It’s just solid. It’s limestone, it’s cast stone, and it’s expensive.
The Selldorf Aesthetic at 21 E 12th St
If you follow architecture, you know Selldorf doesn't do "flashy." She does "permanent."
At 21 E 12th St, the facade is a mix of warm-toned stone and oversized windows that actually open—a rarity in many new builds. The design is a bit of a throwback to the pre-war era but without the cramped layouts. You’ve probably seen the "Gold Coast" of the Village, that stretch between 5th Avenue and University Place. This building anchors the eastern edge of that zone.
Most people think "luxury" means a 24-hour doorman and a gym. Sure, this place has those. But the real luxury here is the scale. It's only 22 stories. That sounds like a lot until you realize it only houses 52 residences. Compare that to the massive towers in Hudson Yards or Billionaires' Row. Here, the elevator doesn’t feel like a public bus. You actually know your neighbors, or at the very least, you aren't fighting them for a treadmill at 7:00 AM.
The interiors are where the money really shows. It's not about gold faucets. It's about the rift-cut white oak floors and the Gaggenau appliances that are integrated so well you almost can’t find the fridge. The kitchens use Bardiglio Lucca marble. It’s a grey, moody stone that feels way more sophisticated than the bright white Carrara everyone else uses.
What You Get Inside These Units
The layouts are surprisingly logical.
One-bedrooms here aren't "starter" apartments. They are massive. We're talking 1,000 square feet for a 1BR, which is basically a palace by Manhattan standards. The two and three-bedroom units often have dual or triple exposures. Because the building is situated on a corner, the light is incredible. You get that golden hour glow hitting the limestone of the surrounding pre-war buildings, and suddenly you realize why people pay $5 million for a condo.
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The penthouses are a different story. They feature sprawling terraces that actually look out over the city rather than just staring into another glass wall.
Location Is The Real Flex
Let’s be real. You’re buying into 21 E 12th St because of the 10-block radius around it.
You are two blocks from Union Square. That means the Greenmarket is your pantry. You can walk out on a Saturday morning, grab some overpriced ramps and organic cider, and be back in your kitchen in five minutes. It’s also close enough to the N/Q/R/W and 4/5/6 trains that you can get anywhere in the city, but far enough away that you don't feel the vibrating grime of the subway station under your feet.
Then there’s the food.
- Gotham Grill is right around the corner. It’s a classic for a reason.
- Knickerbocker Bar and Grill is just down the street if you want a steak and a martini that tastes like 1950.
- Daily Provisions is basically the neighborhood canteen for crullers and expensive coffee.
The Village has changed, obviously. It’s more "monocle and sourdough" than "beatnik and jazz" these days. But 12th Street still feels like the old New York. It’s quiet. There are trees. There aren't a million tourists wandering around lost looking for the Friends apartment (that’s further west).
The Economics of the Building
Is it a good investment?
Well, "good" is relative in NYC. But 21 E 12th St has held its value remarkably well compared to the oversupplied luxury market in Midtown. Why? Scarcity. There is almost zero new-build inventory in the heart of the Village. The landmarks commission makes it nearly impossible to build anything new, so when a project like this gets finished, it becomes a bit of a unicorn.
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The common charges aren't cheap. You’re paying for a full-time doorman, a live-in super, a fitness center, and a resident lounge that leads to a landscaped terrace. But for the people living here, the cost is secondary to the convenience. It’s a "lock and leave" building. You can fly to Paris for a month and know your packages are safe and your pipes aren't going to burst.
Prices usually hover around $2,500 to $3,500 per square foot. That’s a lot of zeros. But compared to a townhouse on the same block that might require $2 million in renovations and a full-time staff to maintain, a condo starts to look like a bargain. Sorta.
Why People Choose This Over The West Village
The West Village is trendy, but it’s cramped.
The Central Village (where 21 E 12th St is located) offers more breathing room. The streets are wider. The buildings are taller, which means more light. If you live on a lower floor in the West Village, you’re basically living in a basement with a view of someone’s trash cans. Here, even the mid-level floors have clear sightlines.
Also, the "newness" of the building matters. Most Village apartments have plumbing from the Roosevelt administration. At 21 E 12th St, everything works. The central air is silent. The windows are double-paned and block out the sound of the occasional delivery truck. It’s a sanctuary.
Essential Considerations Before Buying or Renting
It isn't all perfect. No building is.
First, University Place can get busy. If you’re sensitive to the sound of sirens or people talking loudly at 1:00 AM after too many drinks at a local bar, you’ll want a unit that faces the interior or is high enough to escape the street noise.
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Second, the amenities are great, but they aren't "resort-style." If you want an indoor lap pool, a bowling alley, and a private IMAX theater, you need to look at Waterline Square or something in Financial District. This building is for adults. The amenities are functional and elegant, not gimmicky.
Lastly, the tax situation. New York property taxes are a maze. Because this is a relatively new condo, the taxes are higher than a co-op. You need to factor that into your monthly carry.
How to Navigate a Purchase at 21 E 12th St
If you're serious about this building, don't just look at the active listings.
Units here often trade off-market. Because there are only 52 of them, owners tend to be private. You need a broker who is actually plugged into the Village circuit. Sometimes a resident wants to upgrade from a two-bedroom to a three-bedroom within the building and they’ll do the deal before it ever hits StreetEasy.
- Check the Floorplate: Some units have "irregular" shapes due to the building's footprint. Make sure your furniture actually fits the angles.
- Verify the View: Look at the surrounding lots. Is there a chance a new development could rise and block your southern light? In this part of the Village, most neighbors are landmarked, but it’s always worth a double-check.
- Review the Board Minutes: Even though it’s a condo and the board is generally less "nosy" than a co-op, you still want to see how they handle repairs and if there are any pending assessments.
Living at 21 E 12th St is about a specific kind of New York life. It’s for the person who wants the history of the Village but doesn't want to deal with the headaches of an old building. It’s for the person who values a quiet lobby and a heavy door. It’s one of the few places in Manhattan that actually lives up to the marketing "lifestyle" hype without feeling like a staged set.
If you're looking for a long-term hold in a neighborhood that will never go out of style, this is basically the gold standard. Just be prepared to pay for it.