11 Hoyt Street
11 Hoyt Street, Brooklyn, NY 11201
Boerum Hill, Brooklyn
BBL 3001577501 · BIN 3329438
- Year built
- 2017
- Type
- Condominium
- Units
- 480
- Floors
- 52
- Landmark
- No
- Flip tax
- none disclosed in the offering plan; sponsor-sale closings carried a Working Capital Fund contribution of one month's Common Charges, a Reserve Fund contribution of one month's Common Charges, and $4,000 per unit payable to sponsor's counsel
- Financing
- no cooperative-style minimum down payment or board approval; lender requirements govern
- Subletting
- permitted under the standard condominium framework; Board holds a right of first refusal on leases and sales. Specific minimum lease term not located in the Part I text available - flagged on page as an item to read out of the by-laws/house rules
- Pied-à-terre
- permitted (standard condominium)
- Washer / dryer
- washer and dryer in every residence per the offering plan; common laundry facility in the building
- Pets
- up to two domestic dogs, cats, caged birds or fish per unit as of right; anything more requires written Board/Managing Agent consent, revocable at will; animals must be carried or leashed in public areas and restricted to Board-designated elevators; fines for unleashed animals; nuisance pet removed within one week of notice (plan Special Risks sec. 44, Pet Policy)
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated 2021 (Eighth Amendment)). Reported and subject to confirmation. Board policies can change by amendment — confirm at the offer stage.
Every recorded sale at this building, 2020–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,748
- Listing discount
- 0.7%
- Recorded sales
- 524
- On record
- 2020–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 11 Hoyt Street would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.
The block bounded by Hoyt, Livingston, Elm Place and Fulton Street held a parking garage for the Abraham & Straus department store, later Macy's Brooklyn. Tishman Speyer acquired the site in 2015, demolished the garage, and started construction on December 1, 2017. What replaced it is the largest for-sale condominium on the Boerum Hill–Downtown Brooklyn seam and Jeanne Gang's first completed New York skyscraper: 52 stories, 591 feet, 480 residences, and a 27,000-square-foot private park suspended one floor above the sidewalk.
The design argument is legible from the street. Studio Gang's envelope is prefabricated architectural precast concrete cast into a continuous scalloped profile that migrates across the elevations as it rises. The reference is the Brooklyn bay window — the projecting three-sided bay that organizes the row-house façades in the historic district a few blocks south — restated at tower scale in a material that could be produced off-site and hung on an otherwise repetitive concrete frame. The scallops are not applied ornament: they produce curved window walls, built-in window seats, and roughly 190 distinct floor plans in a building where the structural floor plate and column grid barely change from level to level. Two units on the same line at different heights are frequently not the same apartment.
The second structural fact is the podium. Rather than stacking amenity floors inside the tower alone, the design puts a landscaped deck by Hollander Design on top of the second floor and treats it as the building's fifth elevation — a podium deliberately kept low so that sunlight reaches both the garden and Hoyt Street below. Around it sit roughly 55,000 square feet of interior amenity space in three zones: ground-floor lounges and pet facilities, a third-floor recreation floor with pool, squash court and spa deck, and a thirty-second-floor sky floor with dining, media and music rooms. That program is closer in scale to a Manhattan trophy condominium than to anything in the brownstone belt, and it is the single largest driver of the building's common charges.
The third fact is the one buyers most often get wrong, and it is a tax fact. The residential condominium at 11 Hoyt has no 421-a, no J-51, and no other exemption or abatement. The sponsor's tax counsel said so in writing in the plan's revised tax projection letter: the residential component would not apply for any benefit, and the 25-year ICAP application covered only the commercial component. Buyers arriving from the Williamsburg or Downtown rental-conversion market, where an abatement in phase-out is the normal condition, need to reset their carrying-cost math here. The current bill is the full assessment, plus a Fulton Mall Improvement Association BID assessment on top of it. There is no future step-up to plan around and no benefit to lose.
The location deserves a plain sentence. Boerum Hill's row-house core runs along State, Dean, Bergen, Pacific and Wyckoff Streets between roughly Hoyt and Nevins, with Atlantic Avenue and Smith Street as its commercial edges; 11 Hoyt sits several blocks north of that fabric, in the Special Downtown Brooklyn District, next to the Fulton Street retail spine and on top of the Hoyt–Schermerhorn and Hoyt Street stations. The neighborhood name itself only dates to the 1960s, when brownstone-revival residents borrowed the name of the colonial Boerum family farm for blocks previously called North Gowanus or simply South Brooklyn. Boundary questions here are recent by construction.
Architecture and unit composition
The structure is a mat foundation supplemented by ground-improvement elements, with columns on new and existing spread footings, a reinforced-concrete superstructure of flat-plate slabs on concrete columns and shear walls, and an exterior wall of architectural precast panels. Fifty-two stories of that frame carry residences from floor 5 to the penthouse level, with support spaces at the cellar, cellar mezzanine, ground, second, third, fourth and thirty-second floors and the retail unit at cellar and ground level.
Unit sizes run from studios through four-bedroom residences. Because marketing floor numbers omit 13, 33, 34 and 44, a "floor 50" apartment sits at a different construction level than its number implies; when pulling comparables inside the building, match on the marketing designation used in the plan's Schedule A rather than on assumed height. Private terraces are appurtenant to specific units as residential limited common elements — the owner handles ordinary maintenance and cleaning, the board handles structural and leak repair as a common expense — and terrace square footage is set in Schedule A and the floor plans, not in marketing copy.
Every residence carries a washer and dryer, alongside a common laundry facility. Parking and storage do not travel with the apartment: the garage is a common element with 150 licensed spaces, storage is 134 licensed bins, and a storage license must be assigned or terminated when the owner sells. Verify with management whether a specific unit currently holds either license, and at what monthly charge, before assigning value to it.
Building operations
11 Hoyt runs as a full-service condominium with an amenity program larger than most Brooklyn buildings of any tenure. The offering plan's board-control provisions matter in a resale context: during the initial control period the sponsor designated all three board members and held consent rights over alterations, reserve assessments, staffing changes, borrowing and the exercise of the right of first refusal. The first closing occurred on November 13, 2020 (Unit 16K), which started the clock on the transition provisions; confirm the current board composition and the status of sponsor control from the most recent amendment and the minutes.
Two operating items deserve diligence attention. First, the permanent certificate of occupancy: as of the eighth amendment the residential portion was still operating under a temporary certificate, with the architect of record certifying roughly $14.6 million of remaining work and purchaser deposits held in escrow against it. Ask for the current status directly. Second, the amenity load: a pool, squash court, saunas, spa pool, a 27,000-square-foot planted podium and three separate amenity zones carry real recurring cost and a real capital-replacement schedule, and the reserve position behind them is the number to read in the audited statements rather than the amenity list itself. Management history and current agent details are maintained in The Roebling Research Library and confirmed with clients during diligence.
Policy framework
Purchaser review: No board approval. The board holds a right of first refusal on sales and leases — a paperwork step rather than an approval right; closings run on condominium timelines.
Subletting: Permitted, subject to that right of first refusal. The specific minimum lease term and any prohibition on transient occupancy should be read out of the by-laws and current house rules rather than assumed.
Pets: Up to two domestic dogs, cats, caged birds or fish per unit as of right; more requires written consent that is revocable at any time. Animals must be carried or leashed in public areas and are restricted to board-designated elevators, and a nuisance pet must be removed within one week of notice.
Parking and storage: Licensed, not deeded. A storage bin licensee must own a residential unit; on sale the license is assigned to another unit owner or terminates automatically.
Flip tax: None disclosed. Sponsor closings carried one month's common charges to the working capital fund, one month's to the reserve fund, and $4,000 to sponsor's counsel; resale closing costs are set by contract.
Property taxes: Full assessment, no residential abatement, plus a BID assessment on the tax bill. Run True Monthly Carrying Cost against the actual current bill for the specific unit.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $253,613/yr
- Per unit / month range
- $0 – $44
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Recent sales
Recent closings at this building, curated by The Roebling Team research desk. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Aug 21, 2026 | 18E | 2 BR · 2 BA · 1,339 sf | $2,150,000 | $1,606/sf | -1.1% |
| Jun 22, 2026 | 27C | 3 BR · 2 BA · 1,249 sf | $2,350,000 | $1,882/sf | +11.9% |
| Jun 11, 2026 | 18H | 3 BR · 3 BA · 1,755 sf | $2,850,000 | $1,624/sf | +0.0% |
| Jun 8, 2026 | 45K | 2 BR · 2 BA · 1,231 sf | $2,200,000 | $1,787/sf | -2.0% |
| Apr 24, 2026 | 30H | 2 BR · 2 BA · 975 sf | $1,515,000 | $1,554/sf | off-mkt |
| Apr 23, 2026 | 27J | 2 BR · 2 BA · 1,075 sf | $1,945,000 | $1,809/sf | +8.4% |
| Jan 21, 2026 | 39F | 3 BR · 3 BA · 1,743 sf | $2,901,888 | $1,665/sf | -3.1% |
| Dec 10, 2025 | 23F | 1 BA · 475 sf | $785,000 | $1,653/sf | -1.3% |
Market read. Most recent trades (2026) cleared a median $1,748/sf across 7 sales. Median listing discount 0.7% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00157-7501) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage from recorded condo declarations and offering plans.
What to know if you’re buying
There is no abatement, and that is documented, not inferred. The plan's tax counsel stated that the residential condominium would not apply for any exemption or abatement; ICAP covers the commercial unit only. Build the full tax bill plus the BID assessment into your carrying-cost model from day one.
Match the plan type, not the line. Roughly 190 floor plans across 480 units means the apartment two floors below yours may not be the same apartment. Use Schedule A and the floor plans to confirm what you are actually comparing.
Parking and storage are licenses. Neither is appurtenant to the unit, and a storage license dies with the sale unless assigned. Confirm availability, cost and waitlist before pricing either into the deal.
Underwrite the amenity base. Pool, squash court, spa deck, saunas and a 27,000-square-foot planted podium are the reason to buy here and the reason common charges sit where they do. Read the reserve position and the capital plan, not just the amenity list. The building was still under a temporary certificate of occupancy as of the eighth amendment, with completion work escrowed — ask for the current status in writing.
You are buying Downtown, not the row-house district. Subway access at Hoyt–Schermerhorn and Hoyt Street is exceptional and the Fulton Street retail is at the door; the landmarked Boerum Hill blocks are a walk south rather than a view out the window.
What to know if you’re selling
Lead with the architecture and the podium. Studio Gang's first completed New York tower, a precast scalloped envelope, and a 27,000-square-foot elevated park by Hollander Design are differentiators no competing Brooklyn condominium can claim. Photograph the bay and the garden.
Be direct about taxes. Buyers find the absence of an abatement immediately. Presenting it plainly, alongside the amenity and transit case, produces better outcomes than letting a buyer's attorney discover it late.
Anchor to same-plan comparables. Building-average per-square-foot figures understate a well-configured corner scallop and overstate a lower interior plan. Pull the specific plan type.
Package the licenses. If the unit carries parking or storage, document the license, the monthly charge and the assignment mechanics up front.
Closings are condominium-fast. Right of first refusal only, no board interview, no financing minimum beyond the lender's — a real advantage against the neighborhood's co-op inventory.
Comparable buildings
If you're considering 11 Hoyt Street, also evaluate:
- 10 Nevins Street (The Brooklyn Grove) — the nearest new-development condominium peer, three blocks east, at a quarter the unit count
- 71 Smith Street (The Boerum) — Flank's 128-unit condominium over a hotel base at State and Smith, the closer address to the historic district
- 110 Livingston Street — 299-unit condominium conversion of the former Board of Education building, the other large-scale condo on the same corridor
- 1 Clinton Street (One Clinton) — new-construction condominium at the Brooklyn Heights–Downtown seam; comparable service tier, smaller building
- 76 Schermerhorn Street (The Symon) — boutique condominium a few blocks west; the small-building alternative on the same transit
- 360 Furman Street (One Brooklyn Bridge Park) — the borough's other very large amenity condominium, on the waterfront
- 550 Vanderbilt Avenue — Prospect Heights new development of similar service ambition, with an abatement history that contrasts sharply with 11 Hoyt's
- 509 Pacific Street (The Hendrik) — 38-unit Boerum Hill boutique condominium; the opposite end of the same market
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at 11 Hoyt Street?
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