THE CONDO BOOK PROJECT

346 Kent Avenue Condominium

346 Kent Avenue, Brooklyn, NY 11201

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Overview

One Domino Square is a 160-unit condo tower at 346 Kent Avenue on the former Domino Sugar site, sharing a building with about 399 rentals. Its offering plan details Gaggenau kitchens, a pool and gym the condo licenses rather than owns, and property taxes projected to roughly double once construction is finished.

  • What it is: new construction designed by Selldorf Architects, one 535-foot structure with two towers over an eight-story base. The plan was accepted in March 2024 and declared effective in August 2024. It targeted first closings around October 2024.
  • Size: 160 condo apartments in the North Tower. The same condominium holds the rental South Unit, three ground-floor commercial units and the amenity unit. No parking.
  • Layouts: 24 one-bedrooms, 95 two-bedrooms and 41 three-bedrooms, from about 713 to 2,714 sq ft. Eight homes have private terraces, including the penthouses.
  • Offering prices: the original plan priced only 24 units, from $1,300,000 for a 713 sq ft one-bedroom to $4,250,000 for a 1,913 sq ft three-bedroom (about $1,770 to $2,280 per sq ft). The rest were priced later by amendment. The Attorney General's listing now shows a total offering of about $458.5 million.
  • Common charges: about $720 to $4,600 a month across all 160 units under the first-year projection.
  • Subway: about a 13-minute walk to the J, M and Z at Marcy Avenue, or 17 minutes to the L at Bedford Avenue.

Good to know: floor numbers are marketing names. Floors 13, 19, 29 and 39 are skipped, so a unit on "floor 35" is on the 30th story. The top floor, PH3, is the 39th story.

Compare

FigureThis building1Williamsburg Wharf292 units · 0.4 miaccepted 2024Huron3171 units · 1.4 miaccepted 2022
Common ChargesPer Square Foot / Month$1.23In line$1.84$1.19
Average Offering PricePer Apartment$2.7MHighest$1.74M$1.6M
Average PricePer Square Foot$2,020Above peers$1,916$1,639
Property TaxesPer Square Foot / Month$0.72Lowest$1.14$0.96
Average Unit SizeSquare Feet1,382 SFLargest971 SF1,005 SF

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Unit mix, closings, budgets, finishes and the team, against Williamsburg Wharf and Huron, cited to the offering plans. No credit card required.

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How 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.

Budget

What It Costs to Run

The residential first-year budget (October 2024 to September 2025) is about $3.4 million. Most of it is condo owners' share of the whole building's $6.4 million budget. Condo owners carry 40% of most shared costs, but about 48% of the association charge. A few lines stand out:

Budget line (condo owners' share)Approx. first-year cost
Utilities for the building$915,000
Shared building staff$542,000
Condo lobby attendants$447,000
Amenity club license$371,000
Property owners association$305,000
Insurance$212,000
Management fees$175,000

Common charges run about $720 a month for the smallest one-bedroom to about $4,600 for the largest penthouse. Projected first-year taxes add about $420 to $2,700 a month, but the tax attorney's estimates for 2026/27 run about $880 to $5,650 a month, before any condo abatement an owner may qualify for. Read more on common charges and estimating condo property taxes.

Good to know: at closing you pay one month's common charges to working capital and another month to the reserve fund. The budget adds only $25,000 a year to reserves, against a reserve study that prices replacements at about $8.7 million over 30 years. See working capital contributions.

From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size

The Building

Finishes

Kitchens

Every kitchen gets a Gaggenau package: refrigerator (30 or 36 inches), dishwasher, induction cooktop, convection oven and speed oven, with a Bosch hood and an under-counter wine fridge. The largest homes get a 36-inch cooktop and a Gaggenau wine fridge. Counters and backsplashes are stone, either Atlantic Lava Stone or Bianco Carrara, and some islands are butcher block. Cabinets are by Eurocabinets.

Bathrooms

Toilets are Toto and sinks are Duravit. Bathroom floors and walls are honed grey stone tile. Primary baths have a stone shower and a separate tub, while other full baths have a tub-shower or a stall shower. Penthouse baths get heated floors. For context, see bathroom brands in NYC luxury condos.

Floors, Windows and Systems

  • Floors: Virtu engineered wood over a sound mat. The plan warns this flooring can't be sanded and refinished.
  • Windows: floor-to-ceiling curtain wall with tilt-and-turn operable windows, limited to a 4-inch opening.
  • Heating and cooling: each home has its own water-source heat pump, so you control heat and cooling yourself.
  • Laundry: a Bosch washer and ventless condensing dryer in every unit. No laundry room.
  • Electricity: submetered. Owners are billed at about 34 cents per kilowatt hour while the condo expects to pay about 26 cents, and the difference (about $130,000) helps fund the budget.

Compare with NYC condo finishes since 2010.

Amenities, Staffing & Transportation

There are two kinds of amenities, and they work differently.

  • Condo-only spaces on the Club Level: a demo kitchen with dining room, a catering kitchen, a lounge and a private room with a fireplace and wet bar. The residential board can charge to reserve them.
  • The licensed amenity club (Unit C-4): a fitness center, indoor pool and lounge are included in the license. Outdoor pool access, classes, spa treatments, private rooms and grill reservations cost extra. The reserve study also lists a golf simulator, game rooms, a dog wash and a kids' exercise room.
  • Everyday spaces: a 24-hour attended lobby, package room, mailroom and an 80-space bike room at $25 a hook per month.

Good to know: the club is shared with the rental tower. Condo owners get 320 membership permits and renters about 798, which is more than the rooms can hold, so access is first come, first served. The owner can also open the club to the public, and condo owners have no say in its hours or upkeep. The affiliate can hand the unit to the condo for $1, after which owners would carry its full costs. Compare with amenities by building size.

Staffing and Services

The plan projects union staff at Local 32BJ rates:

  • 4 full-time lobby attendants for the condo lobby, paid by condo owners alone
  • 2 resident managers (one senior, one associate), shared with the rental tower
  • Handymen (1.8 positions) and 7 porters, also shared

The condo rents two apartments in the rental tower for the resident managers, at about $9,750 and $6,000 a month, plus two parking spaces. Part of the managers' and a handyman's time goes to other Domino buildings. Some staff and amenities may not be in place until 18 months after the first closing. See how super's apartments work in NYC condos.

Transportation

  • Subway: 13 min walk to Marcy Av J M Z; Bedford Av L, 17 min

Fine Print

What's Specific to It

  • The big amenities are licensed, not owned. The pool, fitness center and lounges sit in a separate unit (Unit C-4) owned by a sponsor affiliate. The condo pays an initial $775,000 a year plus about $125,000 in expenses for a 10-year license. Owners pay their share whether or not they use it.
  • Owners don't control the main board. The seven-member condominium board has three seats for the rental owner, two for the commercial units and only two for condo owners.
  • A 10% fee on a quick resale. You can't list or sell for 18 months after closing, and a resale within two years owes the sponsor 10% of the resale price.
  • Part of a larger site. The condo pays about 26% of a property owners association that runs Domino Park, Domino Square and private streets, and the plan expects that cost to grow.
  • Taxes start low. First-year taxes reflect a building still under construction. The plan projects residential taxes rising from about $1.9 million to about $4.0 million a year by 2026/27.

Listing photos of One Domino Square can show you the views. The offering plan, the document the developer filed with the New York Attorney General, tells you how the building will be run and what you agree to when you buy. New to these documents? Start with what a condo offering plan is.

Fine Print Worth Knowing

  • Who controls the boards. The sponsor names the residential board until owners hold an annual meeting, and keeps a majority through the control period, which may never end if it rents unsold units. Lenders may hesitate where the sponsor owns many units, and the plan says the condo won't apply for FHA or Fannie Mae approval.
  • Resale limits. No listing before closing or for 18 months after, a 10% fee to the sponsor on a resale within two years, and a 1% flip tax to the condo on resales after that.
  • Living next to a busy site. Domino Park and Domino Square host concerts and events, including at night. The amenity club's terraces may have music and grilling. The Williamsburg Bridge, flight paths and the nearby rental tower bring noise and close views.
  • A wastewater plant next door. An affiliate is building a facility on the adjacent lot to treat up to 410,000 gallons of wastewater a day for toilet flushing. The condo must use its water and pay a share, projected at about $200,000 a year, mostly offset by water savings. The plan warns of possible odors and noise.
  • Flood zone and cleanup. Part of the site is in FEMA flood Zone AE, and the budget includes a $500,000 flood policy. The former refinery site is under a city cleanup program, with a vapor barrier and venting system under the slab.
  • The rental owner's rights. The rental tower's owner can alter shared areas, the facade and roofs without board approval, and can use spare common space for signs, antennas and storage at no charge.
  • Contract terms. Deposits total 20% of the price, with no financing contingency. You waive a jury trial, and closings may take place only on a temporary certificate of occupancy for years.

This guide is based on the original plan, not its 29 posted amendments. Check the amendments for current prices, budgets and closing dates.

Team

  • Sponsor: Domino Development Partners LLC, whose principals are David C. Walentas, Jed Walentas and Amish Patel of Two Trees Management
  • Design architect: Selldorf Architects
  • Architect of record: dencityworks | architecture
  • Managing agent: Two Trees Management, a sponsor affiliate, on initial five-year agreements for both the condo and the residential section
  • Selling agent: Two Trees Management Co. LLC, a sponsor affiliate
  • Sponsor's counsel: Kramer Levin Naftalis & Frankel, with Goldberg Weprin Finkel Goldstein handling closings and escrow

Nearby

FAQ

Does One Domino Square have a pool?

Yes, but it isn't a common element. The indoor pool is in an amenity unit owned by a sponsor affiliate and licensed to the condo. Indoor pool use is included in the license fee, while outdoor pool access costs extra.

How much are common charges at One Domino Square?

Under the first-year projection, about $720 to $4,600 a month depending on the unit. Property taxes come on top and are projected to roughly double once the building is fully assessed.

Can I rent out my apartment at One Domino Square?

Yes, for terms of at least one year, subject to the residential board's right of first refusal. Short-term rentals aren't allowed, and you can't list the unit for 18 months after closing.

Is there parking?

No. The building has no parking, so owners with cars need to arrange their own.

Where this comes from: the building's offering plan (CD230188), filed with the New York Attorney General, including its Schedule A price list, Schedule B budgets and architect's report. Prices are the sponsor's original offering prices, not sales, and may have changed by amendment. Updated October 2026.