Pierhouse Condominium
90 & 130 Furman Street, Brooklyn, NY 11201
Overview
A 108-residence leasehold condo in two buildings inside Brooklyn Bridge Park, sponsored by a Toll Brothers affiliate. Owners pay PILOT and ground rent through common charges, and the buildings share systems with a neighboring hotel.
- Address: 90 and 130 Furman Street, Brooklyn Bridge Park, Brooklyn
- Plan: CD130156, accepted for filing in February 2014
- Residences: 108 for sale, 86 at 90 Furman Street and 22 at 130 Furman Street. Of those, 17 are one-bedrooms, 26 two-bedrooms, 42 three-bedrooms, 18 four-bedrooms and 5 five-bedrooms, from about 999 to 4,885 square feet. Apartment N-413 houses the resident manager.
- Other units: two retail units, an event space of about 17,250 square feet, a Brooklyn Bridge Park space and a garage unit, none offered for sale
- Parking: the garage unit is for public parking, with no guarantee or priority for owners
- First offering: 108 residences at about $396.5 million in total, from $995,000 for a one-bedroom to $9.95 million for a five-bedroom at 130 Furman Street. These are sponsor offering prices, not sales. The Attorney General's record now lists about $489.3 million for the offering.
Compare
| Figure | This building1 | Greenpoint295 units · 2.8 miaccepted 2017 | 2100 Bedford371 units · 3.9 miaccepted 2017 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.92In line | $1.32 | $0.57 |
| Average Offering PricePer Apartment | $3.67MHighest | $1.51M | $683,310 |
| Average PricePer Square Foot | $1,473Above peers | $1,434 | $861 |
| Average Unit SizeSquare Feet | 2,489 SFLargest | 1,054 SF | 794 SF |
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Unit mix, closings, budgets, finishes and the team, against Greenpoint and 2100 Bedford, 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 closed97% of the homes in Schedule A | 106 of 109 |
| Closing prices vs. Schedule A106 homes: $438,245,967 at closing against $389,870,000 in Schedule A (p. 99, p. 100, p. 101, p. 102) | +12.4% |
| Average closing price106 homes, on their Schedule A square feet | $1,654 / SF |
| Closingsfirst and latest recorded | Sep 7, 2016 – Jun 26, 2019 |
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 106 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| N-530 | Sep 7, 2016 | $3,923,674 | $2,800,000 p. 100 | +40.1% |
| N-403 | Sep 15, 2016 | $3,408,439 | $2,775,000 p. 99 | +22.8% |
| N-502 | Sep 21, 2016 | $3,090,872 | $3,175,000 p. 99 | −2.6% |
| N-518 | Oct 4, 2016 | $5,018,292 | $3,450,000 p. 100 | +45.5% |
| N-611 | Oct 11, 2016 | $6,978,424 | $5,450,000 p. 100 | +28% |
| N-532 | Oct 17, 2016 | $5,043,749 | $4,200,000 p. 100 | +20.1% |
| N-409 | Oct 18, 2016 | $3,464,321 | $2,650,000 p. 99 | +30.7% |
| N-506 | Oct 24, 2016 | $2,418,191 | $1,650,000 p. 99 | +46.6% |
| N-214 | Oct 25, 2016 | $4,483,711 | $4,400,000 p. 99 | +1.9% |
| N-508 | Oct 25, 2016 | $3,974,586 | $3,400,000 p. 99 | +16.9% |
| N-407 | Oct 26, 2016 | $4,076,411 | $2,975,000 p. 99 | +37% |
| N-534 | Oct 26, 2016 | $1,123,486 | $995,000 p. 100 | +12.9% |
| N-405 | Oct 27, 2016 | $2,116,280 | $2,075,000 p. 99 | +2% |
| N-607 | Nov 2, 2016 | $3,128,420 | $2,350,000 p. 100 | +33.1% |
| N-109 | Nov 10, 2016 | $4,127,324 | $3,750,000 p. 99 | +10.1% |
| N-512 | Nov 11, 2016 | $4,229,149 | $2,850,000 p. 99 | +48.4% |
| N-603 | Nov 11, 2016 | $3,567,286 | $2,850,000 p. 100 | +25.2% |
| N-400 | Nov 15, 2016 | $7,426,454 | $6,250,000 p. 99 | +18.8% |
| N-401 | Nov 15, 2016 | $2,549,036 | $2,500,000 p. 99 | +2% |
| N-206 | Nov 16, 2016 | $2,650,861 | $2,300,000 p. 99 | +15.3% |
| N-111 | Nov 22, 2016 | $3,770,936 | $3,700,000 p. 99 | +1.9% |
| N-601 | Nov 22, 2016 | $2,447,211 | $2,400,000 p. 100 | +2% |
| N-504 | Nov 30, 2016 | $4,025,499 | $2,750,000 p. 99 | +46.4% |
| N-516 | Nov 30, 2016 | $3,541,830 | $3,475,000 p. 100 | +1.9% |
| N-105 | Dec 1, 2016 | $2,752,686 | $2,500,000 p. 99 | +10.1% |
| N-615 | Dec 1, 2016 | $4,903,746 | $4,100,000 p. 100 | +19.6% |
| N-524 | Dec 2, 2016 | $4,469,456 | $3,550,000 p. 100 | +25.9% |
| N-514 | Dec 9, 2016 | $2,090,824 | $1,675,000 p. 100 | +24.8% |
| N-820 | Dec 12, 2016 | $2,602,494 | $2,600,000 p. 101 | +0.1% |
| N-218 | Dec 19, 2016 | $3,872,761 | $3,200,000 p. 99 | +21% |
| N-522 | Dec 19, 2016 | $1,850,000 | $1,700,000 p. 100 | +8.8% |
| N-113 | Dec 20, 2016 | $2,678,350 | $2,475,000 p. 99 | +8.2% |
| N-600 | Dec 21, 2016 | $7,691,199 | $5,500,000 p. 100 | +39.8% |
| N-822 | Dec 21, 2016 | $3,598,989 | $2,925,000 p. 101 | +23% |
| N-528 | Dec 23, 2016 | $2,981,792 | $2,925,000 p. 100 | +1.9% |
| N-807 | Jan 4, 2017 | $3,374,939 | $2,525,000 p. 100 | +33.7% |
| N-809 | Jan 17, 2017 | $4,325,882 | $4,250,000 p. 100 | +1.8% |
| N-806 | Jan 18, 2017 | $2,111,189 | $2,075,000 p. 100 | +1.7% |
| N-103 | Jan 20, 2017 | $2,701,774 | $2,650,000 p. 99 | +2% |
| N-812 | Jan 23, 2017 | $2,370,842 | $1,700,000 p. 100 | +39.5% |
| N-101 | Jan 24, 2017 | $2,599,949 | $2,400,000 p. 99 | +8.3% |
| N-810 | Jan 25, 2017 | $2,849,420 | $2,175,000 p. 100 | +31% |
| N-804 | Jan 26, 2017 | $4,539,715 | $3,700,000 p. 100 | +22.7% |
| N-526 | Jan 27, 2017 | $4,483,507 | $3,450,000 p. 100 | +30% |
| N-801 | Jan 30, 2017 | $2,879,967 | $2,175,000 p. 100 | +32.4% |
| N-808 | Jan 31, 2017 | $3,363,636 | $2,500,000 p. 100 | +34.5% |
| N-814 | Jan 31, 2017 | $4,076,411 | $2,950,000 p. 100 | +38.2% |
| N-1001 | Feb 3, 2017 | $5,603,786 | $4,700,000 p. 101 | +19.2% |
| N-802 | Feb 16, 2017 | $4,432,799 | $3,700,000 p. 100 | +19.8% |
| N-1014 | Feb 21, 2017 | $2,370,842 | $1,775,000 p. 101 | +33.6% |
| N-200 | Feb 22, 2017 | $3,770,936 | $2,800,000 p. 99 | +34.7% |
| N-805 | Feb 27, 2017 | $2,798,507 | $2,200,000 p. 100 | +27.2% |
| N-1000 | Feb 27, 2017 | $10,669,580 | $5,600,000 p. 101 | +90.5% |
| N-1018 | Feb 28, 2017 | $1,658,067 | $1,475,000 p. 101 | +12.4% |
| N-816 | Mar 1, 2017 | $3,312,113 | $2,550,000 p. 101 | +29.9% |
| N-510 | Mar 3, 2017 | $3,740,389 | $3,400,000 p. 99 | +10% |
| N-1016 | Mar 3, 2017 | $4,432,799 | $3,250,000 p. 101 | +36.4% |
| N-818 | Mar 7, 2017 | $3,109,074 | $2,825,000 p. 101 | +10.1% |
| N-1005 | Mar 16, 2017 | $7,046,842 | $5,150,000 p. 101 | +36.8% |
| S-104 | Mar 20, 2017 | $2,854,511 | $2,800,000 p. 101 | +1.9% |
| N-1010 | Mar 23, 2017 | $6,838,414 | $5,250,000 p. 101 | +30.3% |
| N-115 | Mar 24, 2017 | $3,093,800 | $3,200,000 p. 99 | −3.3% |
| S-109 | Mar 29, 2017 | $3,720,024 | $2,950,000 p. 101 | +26.1% |
| N-1006 | Mar 30, 2017 | $6,472,608 | $5,325,000 p. 101 | +21.6% |
| S-103 | Mar 30, 2017 | $2,447,211 | $2,400,000 p. 101 | +2% |
| N-613 | Apr 7, 2017 | $3,465,461 | $2,700,000 p. 100 | +28.4% |
| N-1003 | Apr 12, 2017 | $6,622,036 | $5,250,000 p. 101 | +26.1% |
| N-609 | Apr 13, 2017 | $2,803,599 | $2,150,000 p. 100 | +30.4% |
| N-220 | Apr 21, 2017 | $3,898,217 | $3,525,000 p. 99 | +10.6% |
| S-102 | Apr 25, 2017 | $3,047,979 | $2,625,000 p. 101 | +16.1% |
| S-404 | Apr 27, 2017 | $7,789,613 | $7,000,000 p. 102 | +11.3% |
| N-605 | May 12, 2017 | $2,645,770 | $2,150,000 p. 100 | +23.1% |
| S-407 | May 12, 2017 | $6,112,911 | $5,700,000 p. 102 | +7.2% |
| N-1004 | May 24, 2017 | $5,400,136 | $5,300,000 p. 101 | +1.9% |
| N-1008 | Jun 1, 2017 | $6,051,816 | $5,350,000 p. 101 | +13.1% |
| N-216 | Jun 8, 2017 | $3,516,374 | $2,900,000 p. 99 | +21.3% |
| S-403 | Jun 8, 2017 | $5,909,261 | $5,150,000 p. 102 | +14.7% |
| N-520 | Jun 9, 2017 | $3,941,493 | $2,875,000 p. 100 | +37.1% |
| S-107 | Jun 23, 2017 | $3,109,074 | $2,625,000 p. 101 | +18.4% |
| N-107 | Jul 13, 2017 | $2,905,424 | $2,800,000 p. 99 | +3.8% |
| N-803 | Jul 17, 2017 | $3,287,267 | $2,450,000 p. 100 | +34.2% |
| N-204 | Jul 20, 2017 | $3,669,111 | $3,075,000 p. 99 | +19.3% |
| S-401 | Jul 31, 2017 | $10,248,024 | $2,975,000 p. 101 | +244.5% |
| S-402 | Jul 31, 2017 | $5,196,486 | $5,100,000 p. 101 | +1.9% |
| N-202 | Aug 21, 2017 | $3,057,397 | $2,550,000 p. 99 | +19.9% |
| S-105 | Nov 22, 2017 | $3,610,000 | $2,875,000 p. 101 | +25.6% |
| N-824 | Dec 4, 2017 | $1,479,874 | $1,450,000 p. 101 | +2.1% |
| S-100 | Dec 20, 2017 | $5,909,261 | $5,950,000 p. 101 | −0.7% |
| S-405 | Feb 27, 2018 | $6,011,086 | $5,625,000 p. 102 | +6.9% |
| N-1012 | Feb 28, 2018 | $4,993,350 | $4,350,000 p. 101 | +14.8% |
| N-210 | May 1, 2018 | $4,636,449 | $4,375,000 p. 99 | +6% |
| N-208 | Jun 11, 2018 | $4,280,061 | $4,300,000 p. 99 | −0.5% |
| N-811 | Jun 14, 2018 | $8,128,350 | $8,950,000 p. 100 | −9.2% |
| S-106 | Jun 26, 2018 | $4,178,236 | $4,700,000 p. 101 | −11.1% |
| S-409 | Aug 20, 2018 | $5,094,661 | $9,950,000 p. 102 | −48.8% |
| S-101 | Oct 4, 2018 | $4,254,605 | $4,500,000 p. 101 | −5.5% |
| N-411 | Oct 5, 2018 | $4,502,750 | $5,325,000 p. 99 | −15.4% |
| N-1007 | Oct 25, 2018 | $5,403,350 | $8,950,000 p. 101 | −39.6% |
| S-113 | Oct 29, 2018 | $5,094,661 | $6,950,000 p. 101 | −26.7% |
| N-800 | Dec 10, 2018 | $5,603,787 | $5,850,000 p. 100 | −4.2% |
| N-415 | Dec 20, 2018 | $3,040,000 | $3,900,000 p. 99 | −22.1% |
| S-406 | Jan 15, 2019 | $4,700,000 | $4,975,000 p. 102 | −5.5% |
| N-212 | Jan 31, 2019 | $4,327,919 | $4,450,000 p. 99 | −2.7% |
| S-111 | May 10, 2019 | $2,950,500 | $2,775,000 p. 101 | +6.3% |
| S-108 | Jun 4, 2019 | $4,952,106 | $6,950,000 p. 101 | −28.7% |
| S-408 | Jun 26, 2019 | $4,291,240 | $6,250,000 p. 102 | −31.3% |
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
What It Costs to Run
The sponsor projected a first-year budget (October 2015 to September 2016) of about $3.01 million. Residences pay about $2.77 million of it, and the garage, retail and event space units pay the rest. Monthly common charges per Schedule A:
- About $810 a month for the smallest one-bedroom.
- About $1,600 to $1,800 a month for many two- and three-bedrooms on the lower floors.
- About $4,700 a month for the largest five-bedroom.
PILOT comes on top. The plan projects about $2.26 million in PILOT across all residences in year one, and about $2.86 million once the buildings are fully assessed in 2016/17.
Notable lines:
- Staff: about $794,000.
- Insurance: about $615,000, including about $520,000 for flood coverage on the two buildings.
- Electricity: about $548,000 for common areas, charged to residences only.
- Gas: about $233,000.
- Landscaping: about $72,000.
- Management fee: $75,000 to Century Management Services.
- Ground rent: $0 in year one, because the sponsor pays it until mid-2017.
Good to know: the plan sets up no reserve fund for capital repairs. The budget's $301,000 "reserves" line is a contingency for unforeseen expenses. You'll pay two months of common charges into working capital at closing. 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
Rogers Marvel's report lists every fixture by model, with "or equal" substitutions allowed (compare with our NYC condo finishes guide).
Kitchen
- Gaggenau appliances: a Vario bottom-freezer refrigerator, a dishwasher, a built-in oven, a microwave, a gas cooktop and a recirculating visor hood. Three smaller homes (N-534, N-824 and N-1018) get narrower Gaggenau models.
- A Summit wine cooler, a NatureMill compost bin, slide-out trash bins and an In-Sink-Erator disposal.
- Stone counters with an undermount Blanco sink in the island, and a Grohe faucet. A stained wood panel with built-in lights hangs over each island.
Baths
- Duravit toilets throughout, with Duravit Vero sinks in stone counters in the primary and secondary baths.
- Waterworks faucets, shower heads and hand showers. Some primary baths have a freestanding Waterworks tub.
- Powder rooms have a Waterworks pedestal sink on steel legs and a recycled stone slab wall.
- Primary baths have stone tile floors and a stone accent wall. Secondary baths have mosaic tile floors.
See how these names compare in our bathroom brands guide.
Floors, Ceilings and Windows
- Wood floors on an engineered backing over an acoustical mat. The plan targets STC 57 and IIC 57 sound ratings between floors.
- Ceilings with a concrete skim coat, about 9 to 10 feet 8 inches in most rooms. Double-height duplex living rooms are about 18 feet 7 inches at 90 Furman Street and about 20 feet 6 inches to 21 feet 10 inches at 130 Furman Street.
- Pioneer casement windows with double-pane, low-E glass by PPG. They swing in so you can clean them from inside.
- The facades are stone veneer and metal panels. 130 Furman Street's lower floors are isolated from subway vibration.
Laundry, Heating and Cooling
- A Bosch Axxis ventless washer-dryer combo in every home. There's no shared laundry room.
- Johnson water-source heat pumps in each home heat and cool. Gas boilers on the roof of 90 Furman Street supply the heating loop and hot water.
- Electricity is metered by unit. Gas for heat, hot water and cooking is paid through common charges.
Amenities, Staffing & Transportation
The amenities are indoor rooms split between the two buildings, and both buildings' residents can use all of them (compare with amenities by building size).
90 Furman Street
- A fitness room on the first floor, set on an acoustically isolated slab.
- A screening room with reclaimed wood floors and felt walls, plus a kitchenette with a Gaggenau under-counter refrigerator and microwave.
- A children's playroom on the second floor with an adjoining terrace, and a residents' meeting room.
- A bike room in the cellar.
130 Furman Street
- A second fitness room on the first floor.
- A pet wash station.
- A young adults' study and meditation room with a kitchenette and a half bath.
Good to know: there's no pool and no shared roof deck. The plan says there are no common outdoor roof terraces, and every terrace belongs to the apartment it adjoins. Most homes have one.
Staffing and Services
Each building has a doorman in its lobby 24 hours a day. The year-one budget assumes a Local 32BJ union staff:
- A full-time resident manager and a full-time handyman.
- Eight full-time doormen or concierges, plus one doorman working 16 hours a week.
- Three full-time porters.
Payroll and benefits come to about $794,000. The garage, retail and event space units cover about 11% of staff time. See where common charges go.
Transportation
- Subway: 9 min walk to High St A C; Clark St 2 3, 11 min
- Parking: 1 parking unit in the plan
Fine Print
What's Specific to It
- A leasehold condo in a park: the land belongs to the Brooklyn Bridge Park Development Corporation. The plan's 97-year lease started July 1, 2012, and the condo board becomes the tenant after the first closing.
- PILOT instead of property taxes: owners pay PILOT to the park through the condo, not to the city. The money helps fund the park.
- Ground rent starts later: the sponsor pays base rent for the lease's first five years. From July 2017 the condo pays $655,760 a year, rising 7.5% every five years from the 10th lease year.
- A hotel next door: a separate hotel tenant leases part of the same parcel. The condo's heating boilers and water heaters also serve the hotel and sit on the hotel's gas meter, and the condo pays the hotel its share.
- Mostly duplexes: nearly every home is a two-level apartment, and one is a triplex on the 9th through 11th floors. Some 130 Furman Street duplexes have living rooms over 20 feet tall.
- Public restrooms in the building: 130 Furman Street holds public restrooms and park maintenance and storage space for Brooklyn Bridge Park.
Pierhouse sits on Furman Street inside Brooklyn Bridge Park, which the plan describes as stretching about 1.3 miles along the East River from Atlantic Avenue to Jay Street. The 10-story north building is at 90 Furman Street, and the 5-story south building is at 130 Furman Street. Its offering plan spells out what you own, what you'll pay the park and who you'll share the site with. For how this kind of ownership works, see our guide to ground lease condos.
Fine Print Worth Knowing
- Ground rent and a security fund: once the condo starts paying base rent, it must also keep a security fund with the landlord equal to a year's base rent. Owners can be assessed to top it up. If the board fails to pass owners' rent payments on to the landlord, the lease could be terminated.
- Your lender comes second: any mortgage must be subordinate to the lease, and your lender must sign a subordination agreement. Unpaid PILOT and rent are paid ahead of your first mortgage.
- Tied to the hotel: until both projects are complete or the first unit closes, a hotel lease default could also be a default under the condo's lease. The hotel and the condo also share heating, cooling and water systems and split their costs.
- Floodplain: part of the site is in a FEMA AE flood zone. The buildings are designed to be dry flood-proofed one foot above the advisory flood elevation, and the garage ramp has a flood barrier.
- The park isn't guaranteed: the plan makes no promise about when or whether park facilities will be finished. Park use may bring noise and traffic.
- A mortgage application to a Toll affiliate: buyers must either apply to TBI Mortgage, a Toll Brothers affiliate, at no cost or sign a cash-sale statement. You aren't required to take its loan. Disputes with the sponsor go to binding arbitration.
- Services tied to sales: until 75% of homes are sold, the full staff and some amenities may not be available. Because the sponsor can rent unsold homes, that point may never come.
Team
- Sponsor: Brooklyn Pier 1 Residential Owners, L.P., an affiliate of Toll Brothers. Its principals are David Von Spreckelsen, Richard Hartman and Peter J. Monte.
- Ground landlord: Brooklyn Bridge Park Development Corporation, a subsidiary of Empire State Development
- Architect of record and design architect: Rogers Marvel Architects
- Structural engineer: DeSimone Consulting Engineers
- Mechanical engineer: Dagher Engineering
- Managing agent: Century Management Services
- Selling agent: Toll Brothers Real Estate (a sponsor affiliate)
- Sponsor's counsel: D'Agostino, Levine, Landesman & Lederman
- PILOT and tax projections: Israel Schechter, PLLC
The plan doesn't name an interior designer for the apartments.
- Sponsor
- Brooklyn Pier 1 Residential Owner, L.P.
- Developer
- Toll Brothers, Inc.
- Principals
- David Von Spreckelsen, Richard Hartman, Peter J. Monte
- Tax estimate
- Israel Schechter, PLLCPrepared the first-year real estate tax projection
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- 113 Columbia Heights Condominium0.2 mi · 5 units · 2022
- 72 Poplar Street Condominium0.2 mi · 13 units · 2014
- 20 Henry Street Condominium0.2 mi · 39 units · 2008
FAQ
Do Pierhouse owners own the land?
No. Pierhouse is a leasehold condo on a 97-year ground lease from the Brooklyn Bridge Park Development Corporation that began in 2012. Owners pay their share of PILOT and, from July 2017, ground rent of $655,760 a year (rising 7.5% every five years from the 10th lease year) through common charges.
Does Pierhouse have a pool or a roof deck?
No. The plan lists two fitness rooms, a screening room, a children's playroom with a terrace, a meeting room, a pet wash and a young adults' study room. There are no common roof terraces, but most apartments have a private terrace.
Is there parking at Pierhouse?
There's a garage below the two buildings, but it's a separate commercial unit open to the public. The plan gives apartment owners no guarantee or priority for a space, and the garage owner decides how many spaces there are.
Where this comes from: the building's offering plan (CD130156) as filed with the New York Attorney General, including its Special Risks, Summary of the Lease, Description of Property and Improvements, architect's report, Schedule A, Schedule B, Non-Residential Units 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.