THE CONDO BOOK PROJECT

Front And York Condominium

85 Jay Street (180 Front St & 115 York St), Brooklyn, NY 11201

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Overview

A 408-condo, two-tower building in Dumbo sponsored by a CIM Group entity, sharing a block with about 320 rental apartments, retail, a fitness club and a 728-car garage. The site is in a state brownfield cleanup, and the staff is budgeted as non-union.

  • Address: 85 Jay Street, Dumbo, Brooklyn (Front Tower at 180 Front Street, York Tower at 115 York Street)
  • Plan: CD180223, accepted for filing in July 2019
  • Residences: 408, from one-bedrooms of about 600 square feet to four-bedrooms of about 3,200 square feet, on Floors 2 to 12, 14 to 21 and PH. Unit 2F is set aside for the resident manager.
  • Other units: a Rental Unit (about 320 apartments), two Retail Units and a Parking Unit, none offered under this plan
  • The building: 21 stories above grade, plus a parking level and a lower level below grade
  • Storage: 296 storage spaces on the Lower Level, sold as licenses at about $12,750 to $66,000 (most about $15,000 to $17,000), and 90 wine lockers at $5,000 each. 48 cordial lockers come with certain units.
  • First offering: all 408 condos at about $826.4 million in total, from $945,000 for a one-bedroom to $8 million for a four-bedroom penthouse (sponsor offering prices, not sales)

Closings Pro

Homes closed47% of the homes in the plan191 of 408
Closingsfirst and latest recordedNov 12, 2021 – Sep 14, 2026

Sales recorded with the Department of Finance (ACRIS) through Sep 30, 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 191 closings
HomeRecordedClosing priceSchedule ADifference
2GNov 12, 2021$1,255,000——
5JNov 12, 2021$930,000——
2KNov 23, 2021$1,300,000——
2JDec 2, 2021$985,000——
3HDec 7, 2021$982,000——
RNTLDec 17, 2021$220,000,000——
5KJan 6, 2022$1,320,000——
3JJan 7, 2022$910,000——
2HJan 11, 2022$1,265,000——
6JJan 13, 2022$931,000——
8CJan 19, 2022$1,265,000——
12CJan 25, 2022$1,285,000——
15DJan 28, 2022$2,220,000——
9AJan 31, 2022$1,730,000——
9BJan 31, 2022$1,935,000——
14JFeb 1, 2022$941,892——
10GFeb 2, 2022$1,400,000——
11CFeb 2, 2022$1,127,000——
14DFeb 2, 2022$2,160,000——
15JFeb 3, 2022$975,000——
11DFeb 4, 2022$2,150,000——
14BFeb 7, 2022$1,876,973——
11AFeb 8, 2022$2,023,500——
11JFeb 10, 2022$950,000——
10BFeb 11, 2022$1,750,000——
12DFeb 11, 2022$2,145,000——
8GFeb 14, 2022$1,056,450——
10CFeb 15, 2022$1,215,000——
14FFeb 15, 2022$1,957,703——
11FFeb 16, 2022$1,889,000——
15AFeb 16, 2022$1,990,000——
15BFeb 17, 2022$1,945,000——
15CFeb 17, 2022$1,256,361——
11BFeb 22, 2022$1,890,000——
14CFeb 22, 2022$1,235,000——
9JFeb 23, 2022$990,000——
8JMar 3, 2022$955,000——
16AMar 3, 2022$2,219,785——
16DMar 4, 2022$2,310,896——
10JMar 8, 2022$950,000——
16BMar 8, 2022$2,030,000——
16HMar 8, 2022$1,195,000——
7CMar 14, 2022$1,180,000——
16CMar 14, 2022$1,256,361——
12HMar 16, 2022$1,150,403——
10AMar 18, 2022$1,770,000——
4JMar 21, 2022$946,500——
12AMar 21, 2022$2,021,000——
14EMar 21, 2022$2,893,666——
10EMar 23, 2022$2,450,000——
16EMar 25, 2022$2,755,000——
17FMar 25, 2022$1,862,500——
8BMar 29, 2022$1,940,000——
12JMar 29, 2022$992,794——
19HMar 29, 2022$1,140,000——
9CMar 30, 2022$1,175,000——
9GMar 30, 2022$1,245,000——
12BMar 31, 2022$1,880,000——
18CMar 31, 2022$1,300,000——
8AApr 4, 2022$1,800,000——
19DApr 13, 2022$2,592,500——
7JApr 14, 2022$960,000——
17CApr 14, 2022$1,355,000——
17DApr 18, 2022$2,550,000——
12FApr 26, 2022$2,005,000——
15FApr 28, 2022$2,150,000——
19BApr 29, 2022$2,045,000——
11EMay 4, 2022$2,750,000——
15EMay 4, 2022$2,850,000——
17LMay 5, 2022$2,625,000——
19AMay 5, 2022$2,350,000——
14AMay 6, 2022$2,250,000——
17AMay 10, 2022$2,080,500——
11KMay 17, 2022$1,390,000——
12EMay 17, 2022$2,810,413——
7DMay 18, 2022$2,255,000——
7EMay 18, 2022$2,635,000——
17EMay 18, 2022$2,800,000——
18DMay 18, 2022$2,510,000——
19JMay 19, 2022$1,040,000——
PH21EMay 19, 2022$3,195,000——
7BMay 20, 2022$1,947,611——
18AMay 23, 2022$2,100,000——
15HMay 25, 2022$1,260,000——
19EMay 25, 2022$2,750,000——
19KMay 26, 2022$1,300,000——
PHAMay 26, 2022$7,500,000——
PH20FMay 31, 2022$4,395,000——
PH21FMay 31, 2022$1,850,000——
16JJun 1, 2022$1,019,216——
8EJun 2, 2022$2,685,000——
PH20CJun 2, 2022$3,750,000——
PH20AJun 6, 2022$5,495,000——
PH21AJun 7, 2022$3,395,000——
8TJun 8, 2022$6,250,000——
PH20BJun 9, 2022$2,675,000——
8SJun 13, 2022$3,500,000——
PHBJun 14, 2022$8,840,782——
8XJun 16, 2022$3,490,000——
5CJun 22, 2022$1,185,000——
16LJun 22, 2022$2,760,000——
6CJun 23, 2022$1,190,000——
19CJun 27, 2022$1,380,000——
PH21BJun 27, 2022$5,100,000——
11LJun 28, 2022$2,630,000——
PH20EJun 30, 2022$2,525,000——
5EJul 14, 2022$2,595,000——
7FJul 25, 2022$1,775,000——
9HAug 12, 2022$1,241,224——
6EAug 17, 2022$2,615,000——
17HSep 1, 2022$1,260,000——
4KSep 19, 2022$1,275,000——
9ESep 30, 2022$2,710,000——
2ENov 14, 2022$2,825,000——
10HNov 14, 2022$1,235,000——
8HNov 18, 2022$1,220,000——
16FNov 29, 2022$2,150,000——
7GDec 5, 2022$1,225,000——
17JDec 6, 2022$1,100,000——
4BJan 11, 2023$1,085,000——
3AFeb 2, 2023$1,650,000——
18EFeb 6, 2023$3,400,000——
16GFeb 16, 2023$1,971,500——
3KMar 17, 2023$1,275,000——
14HMar 27, 2023$1,240,000——
18FApr 3, 2023$2,200,000——
10DMay 1, 2023$2,450,000——
9KMay 25, 2023$1,330,000——
5BMay 30, 2023$1,135,000——
2LJun 15, 2023$2,793,000——
4HJul 10, 2023$1,200,000——
15LJul 20, 2023$2,975,000——
17KJul 20, 2023$1,400,000——
10KJul 24, 2023$1,335,000——
10FAug 11, 2023$2,010,000——
4GSep 18, 2023$1,815,000——
17BSep 27, 2023$2,250,000——
4ESep 28, 2023$2,515,000——
18HOct 5, 2023$1,265,000——
4LOct 12, 2023$2,650,000——
3EOct 16, 2023$2,475,000——
14LOct 26, 2023$2,950,000——
15KJan 16, 2024$1,395,000——
7AJan 31, 2024$1,810,000——
8KMar 25, 2024$1,325,000——
18JApr 3, 2024$1,140,000——
16KApr 8, 2024$1,400,000——
18KApr 25, 2024$1,440,000——
7KMay 9, 2024$1,320,000——
18BMay 14, 2024$2,450,000——
6KJun 10, 2024$1,315,000——
19LJun 18, 2024$3,150,000——
6GJun 26, 2024$1,220,000——
19FJun 27, 2024$2,295,000——
3LJul 11, 2024$2,470,000——
12KAug 26, 2024$1,385,000——
12LAug 26, 2024$2,700,000——
9FSep 27, 2024$1,995,000——
11HNov 1, 2024$1,240,000——
8FDec 2, 2024$1,795,000——
6FDec 30, 2024$1,800,000——
10LFeb 28, 2025$2,775,000——
6BMar 6, 2025$1,920,000——
PH21CMar 11, 2025$2,150,000——
14KMar 14, 2025$1,232,083——
5GApr 16, 2025$1,215,000——
17GApr 30, 2025$2,070,000——
3GJun 11, 2025$1,205,000——
12GJun 13, 2025$2,015,000——
3FJun 20, 2025$1,795,000——
RET1Jul 28, 2025$54,520,408one deed, 2 homes——
RET2Jul 28, 2025$54,520,408one deed, 2 homes——
3BAug 12, 2025$1,125,000——
5FSep 4, 2025$1,750,000——
5HOct 8, 2025$1,205,000——
4DOct 27, 2025$2,150,000——
9LNov 14, 2025$2,750,000——
7HNov 21, 2025$1,215,000——
8LDec 15, 2025$2,720,000——
8DJan 30, 2026$2,275,000——
5LMar 20, 2026$2,510,000——
9DApr 13, 2026$2,400,000——
5DMay 18, 2026$2,185,000——
6DJun 29, 2026$2,245,000——
3CJun 30, 2026$1,175,000——
3DJul 28, 2026$1,993,000——
5AAug 3, 2026$1,499,000——
6AAug 26, 2026$1,565,000——
4FAug 28, 2026$1,505,000——
2BSep 14, 2026$1,625,000——
7LSep 14, 2026$2,710,000——

Pro

Closings are for subscribers

Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.

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Budget

What It Costs to Run

The sponsor projected a first-year condo budget (May 2021 to April 2022) of about $6.95 million, almost all of it from common charges, with storage and wine locker fees covering about $140,000. The condo section holds about 45% of the building's common interest. Here's how that works out in monthly common charges, per Schedule A:

  • About $740 to $1,170 a month for one-bedrooms.
  • About $1,320 to $2,760 a month for two-bedrooms and about $1,850 to $2,440 for three-bedrooms.
  • About $3,270 to $4,030 a month for four-bedrooms, topping out at the PHA penthouse.

Notable lines:

  • Staff: about $3 million.
  • Share of building-wide costs: about $2.6 million, which covers gas, common electricity and water.
  • Service contracts: about $453,000, including $75,000 for elevator maintenance and $75,000 for lifeguards and pool upkeep.
  • Management fee: $325,000 to FirstService Residential New York.
  • Insurance: about $116,000.

Good to know: at closing you pay one month of common charges into working capital and another month into a reserve fund, plus your share of the about $1.95 million cost of buying the resident manager's unit. The plan says the board may spend the reserve on anything, and the budget adds only $10,000 for replacement reserves. Projected real estate taxes assume a partly built building for part of the year and may be well below later bills. For why budgets like this vary so much, see why operating costs differ and our common charge benchmarks.

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

Morris Adjmi Architects prepared the building description. Every item allows an "equal or better" substitute (compare with our NYC condo finishes guide).

Kitchen

  • Gaggenau throughout: refrigerator, wall oven, microwave drawer and dishwasher in every unit.
  • Gas cooking: a 30-inch Gaggenau gas cooktop in typical units and a 36-inch one in select duplexes and penthouses, under a Faber hood.
  • Select duplexes and penthouses add a Gaggenau wine cooler.
  • Stone countertops (natural or manufactured) on custom veneered cabinets, a Waterworks faucet, a Blanco undermount sink and an InSinkErator disposal.

Baths

  • Porcelanosa toilets in every bath.
  • Waterworks faucets, sinks, shower fittings and tubs, with a freestanding Waterworks tub in penthouses and rain showers in some baths.
  • Stone tile in primary baths, tile in other baths, and radiant floor heat in all primary baths.

See how these names rank in our bathroom brands guide.

Floors, Ceilings and Windows

  • 5/8-inch engineered oak floors by Wego over a 5mm Pliteq acoustical mat, including in kitchens.
  • Ceilings of about 8 to 12 feet, lower in kitchens, baths, halls and closets with dropped ceilings.
  • Thermally broken aluminum windows with insulated laminated low-E glass by Architectural Window Manufacturing Corporation, with a five-year warranty. Operable windows have limit stops, and screens aren't provided.

Laundry, Heating and Cooling

  • A Bosch washer and dryer in every unit, plus two pay-per-use laundry rooms on the Lower Level shared with the rental.
  • Air conditioning from water-source heat pumps in each unit, owned and maintained by the unit owner. Each unit's electricity, including its heat pump, is metered and billed by Con Edison.
  • Gas for heat, hot water and cooking, common electricity and water are in the building-wide budget and reach you through common charges.

Amenities, Staffing & Transportation

The condo amenities sit on the 8th floor, on a roof over the York Street side of the rental section (compare with amenities by building size).

8th Floor, Condo Owners Only

  • Near the York Tower: a coffee lounge, game room, party room with an induction cooktop, music room and kids' playroom.
  • Near the Front Tower: a teen lounge and screening room, a bar and billiards lounge with the cordial lockers, a wine room with the wine lockers, a chef's display kitchen and a co-working lounge.
  • Outside: an uncovered stainless-steel pool of about 15 by 40 feet, 4 feet deep, with lifeguards, plus sundecks, a grill area and outdoor lounges with film screenings.

Shared with the Rental

  • A ground-floor courtyard, part of which is leased to the fitness club for its exclusive use, and a gallery terrace off Floor 2.
  • Two dog spas and two laundry rooms on the Lower Level.
  • Two bike rooms on the Parking Level for condo residents, first come, first served.

Good to know: the rental has its own separate pool, but the shared spaces are run by the building-wide Condominium Board, not the condo board, and the plan warns that heavy use by tenants may make them less available. Amenities may not open until up to 18 months after the first closing. Parking is a separate garage unit with about 291 spaces set aside for building residents at the operator's rates, fewer spaces than owners.

Staffing and Services

The year-one budget plans a non-union condo staff:

  • A full-time resident manager (living in unit 2F) and two handymen.
  • Concierges 24 hours a day in both lobbies (about 8.2 full-time positions).
  • Doormen 16 hours a day in both lobbies (about 2.8 positions).
  • Thirteen full-time porters.

Wages, benefits and payroll taxes come to about $3 million, over 40% of the condo budget. Each tower has three passenger elevators, one of which doubles as a service elevator, and the budget includes security cameras at selected entrances and a BuildingLink service contract. Our doorman cost guide puts these numbers in context.

Tip: until the building is fully finished, the plan only promises that at least one lobby in each tower is staffed 24/7 and that one elevator in each tower serves every occupied floor.

Transportation

  • Subway: 3 min walk to York St F; High St A C, 8 min
  • Parking: 1 parking unit in the plan

Fine Print

What's Specific to It

  • Two towers, two lobbies: each tower has its own entrance, lobby, mailroom, package room and three elevators, and each tower elects three of the six members of the condo board.
  • Condos share a building with a rental: about 320 rental apartments, two retail units and a garage are separate units. The rental's tenants share the courtyard, a gallery terrace, the dog spas and the laundry rooms with condo owners.
  • A gym run by a tenant: the Retail 1 unit is leased for 20 years to LTF Lease Company for a fitness club open to the public. Owners would have to buy memberships, and while the lease runs, no other gym, yoga, Pilates, spa or salon may open anywhere in the condominium.
  • A brownfield site: a lead company and smelter used the land from 1887 to 1989. The sponsor is cleaning it up under the state Brownfield Cleanup Program, aiming for an unrestricted-use cleanup.
  • A non-union staff: the plan budgets a full-time resident manager, round-the-clock concierges in both lobbies and 13 porters, and says the staff will be non-union.
  • Everything offered at once: all 408 condos were first offered for sale, with no units held back.

Front and York takes up a full block bounded by Jay, Front, Bridge and York Streets in Dumbo. Its offering plan tells you which spaces you share with the rental, what's in the apartments and what the condo section should cost to run.

Fine Print Worth Knowing

  • Brownfield cleanup: about 95% of contaminated soil had been dug out by October 2018. If the full cleanup isn't reached, an environmental easement could limit digging and require inspections, and those costs would fall on owners through common charges.
  • Owners may never control the boards: the sponsor can rent unsold condos instead of selling them, so its control period may never end. The building-wide board grows to 11 seats, six of them from the condo board.
  • The gym rules everyone: the fitness club is only required to operate for the first five years of its lease, but while the lease lasts, the condominium can't host another gym, studio, spa, salon, physical therapy office or similar use.
  • Resident manager's unit: if owners' payments don't cover the unit's price, the board signs a three-year note to the sponsor at 10% interest. The sponsor doesn't pay toward the unit for homes it still owns.
  • Sponsor's loan: a JPMorgan Chase construction loan of up to $613.6 million covers the property, with no limit on the sponsor renting unsold units.
  • Rules on resale and rentals: you can't list or resell for 12 months after closing, and rentals must be at least one year, subject to the board's right of first refusal. The condo section is smoke-free, inside homes and on terraces, with a $250 first fine.
  • Terraces: terraces sit on roofs over other units. You handle routine upkeep, plantings are limited to 100 pounds, and leaks and structural repairs are paid by all owners.

Team

The plan doesn't name an interior designer.

Nearby

FAQ

Does Front and York have a gym?

Not as a condo amenity. The Retail 1 unit is leased to LTF Lease Company for a fitness club that is open to the public, and owners who want to use it have to buy a membership from the operator, which only has to run a gym for the first five years of its 20-year lease.

Do condo owners share amenities with renters?

Partly. The 8th-floor lounges, pool and sundecks are for condo residents only, while the courtyard, gallery terrace, dog spas and Lower Level laundry rooms are shared with the roughly 320-apartment rental section and run by the building-wide board.

Is the staff union?

No. The first-year budget plans a non-union staff of a resident manager, two handymen, round-the-clock concierges in both lobbies, doormen 16 hours a day and 13 porters, costing about $3 million a year.

Where this comes from: the building's offering plan (CD180223) as filed with the New York Attorney General, including its Special Risks, Description of the Property and Improvements, Description of Property and Specifications, Schedule A, Schedule B-1 and Identity of Parties. Prices are the sponsor's offering prices, not sales, and budget figures are the sponsor's first-year projections. Later amendments may change them. Updated October 2026.