28 Herbert Street Condominium
28 Herbert Street, Brooklyn, NY 11222
Overview
- Units
- 16 residential · 8 parking · 1 commercial
- Subway
- 8 min walk to Graham Av LNassau Av G, 11 min
- Developer
- The RYL Group
- Principals
- Massimo Cocco, Rueben Pinner
- Average $/sf
- $1,662Homes in Schedule A, as first offered
- Common charges
- $263–$1,281 a monthSponsor's first-year estimate in Schedule A, July 1, 2025 – June 30, 2026
- Offering price
- $41.7 million total $42.4 million when first offered
- Floor plans
- Pages 234–236 of the plan
The sponsor of record is 28 Herbert Street Dev LLC, represented by Jlc & Associates. The offering plan runs 414 pages. The sponsor has filed 4 amendments, the latest in August 2026. The nearest other condo plan on file is 179 Richardson Villa Condominium, next door.
Plan CD240050 · New · accepted Sep 3, 2024 · AG record ↗
Compare
| Figure | This building1 | Bedford Condos210 units · 1.8 miaccepted 2024 | 177 Greenpoint38 units · 0.9 miaccepted 2024 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.48In line | $0.70 | $0.45 |
| Average Offering PricePer Apartment | $2.09MAbove peers | $1.36M | $1.88M |
| Average PricePer Square Foot | $1,662In line | $1,584 | $1,754 |
| Property TaxesPer Square Foot / Month | $1.02Lowest | $1.30 | $1.34 |
| Average Unit SizeSquare Feet | 1,257 SFLargest | 862 SF | 1,072 SF |
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Unit mix, closings, budgets, finishes and the team, against Bedford Condos and 177 Greenpoint, cited to the offering plans. No credit card required.
Create a free accountHow We Got This
- Comps: the closest Brooklyn plans on size, $/SF and launch date, within 2 miles when possible.
- Figures: each building's own offering plan, filed with the NY Attorney General. Nothing is estimated.
- Checked: a price list publishes only when its math adds up, and building pages cite the plan pages.
- Labels: In line is between the comps; Below/Above peers is past both by up to 15%; Lowest/Highest by more.
Units & Prices
Closings Pro
| Homes closed88% of the homes in Schedule A | 14 of 16 |
| Closing prices vs. Schedule A14 homes: $27,470,206 at closing against $28,695,000 in Schedule A (p. 41) | −4.3% |
| Average closing price14 homes, on their Schedule A square feet | $1,560 / SF |
| Closingsfirst and latest recorded | Jul 30, 2025 – Aug 12, 2026 |
Sales recorded with the Department of Finance (ACRIS) through Aug 31, 2026: deeds, or transfer tax filings for a building on leased land, of $10,000 or more. A home's first sale since the plan was filed is the sponsor's closing; resales aren't counted. Closing prices are compared with the same home's Schedule A price, as first offered; a deed covering more than one home isn't compared. Amendments often change prices before a home closes, and a deed that includes parking or storage counts its full price. ACRIS records a sale weeks after closing, so recent contracts don't appear yet. Every building's sales.
All 14 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| 2C | Jul 30, 2025 | $1,500,000 | $1,575,000 p. 41 | −4.8% |
| 2B | Jul 31, 2025 | $775,000 | $775,000 p. 41 | 0% |
| 2A | Aug 1, 2025 | $1,575,000 | $1,375,000 p. 41 | +14.5% |
| 2E | Aug 4, 2025 | $1,225,000 | $1,225,000 p. 41 | 0% |
| PHB | Aug 5, 2025 | $3,100,000 | $3,950,000 p. 41 | −21.5% |
| 3C | Aug 12, 2025 | $1,995,000 | $1,975,000 p. 41 | +1% |
| 2D | Sep 16, 2025 | $1,043,706 | $1,095,000 p. 41 | −4.7% |
| 3A | Sep 30, 2025 | $2,295,000 | $2,350,000 p. 41 | −2.3% |
| 4A | Nov 20, 2025 | $2,380,000 | $2,250,000 p. 41 | +5.8% |
| 4C | Nov 21, 2025 | $1,950,000 | $2,050,000 p. 41 | −4.9% |
| 4B | Apr 14, 2026 | $2,645,000 | $2,600,000 p. 41 | +1.7% |
| 5B | May 29, 2026 | $2,650,000 | $2,750,000 p. 41 | −3.6% |
| 5C | Jul 1, 2026 | $2,137,500 | $2,175,000 p. 41 | −1.7% |
| 3B | Aug 12, 2026 | $2,199,000 | $2,550,000 p. 41 | −13.8% |
Pro
Closings are for subscribers
Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.
Budget
From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size
Team
- Sponsor
- 28 Herbert Street Dev LLC
- Developer
- The RYL Group
- Principals
- Massimo Cocco, Rueben Pinner
- Counsel
- Jlc & Associates
- Tax estimate
- Highpoint Incentive, Inc.Prepared the first-year real estate tax projection
- Construction lender
- 28 Herbert Capital
From our research: Do NYC Developers Rehire the Same Firms?
Nearby
- 179 Richardson Villa Condominiumnext door · 2 units
- 508 Humboldt St Condonext door · 11 units · 8 parking
- 508 Humbolt Street Condominiumnext door · 11 units · 8 parking · 2014
- Old Precinct Condominiumnext door · 14 units · 2009
- Herbert Street Villasnext door · 8 units · 2020
- 174 Richardson Street Condominiumnext door · 3 units · 2021