110 Livingston Street
110 Livingston Street, Brooklyn, NY 11201
Downtown Brooklyn, Brooklyn
BBL 3002697501 · BIN 3002642
- Year built
- 1926
- Type
- Condominium
- Units
- 299
- Floors
- 17
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Leasing by owners
- Permitted
- Pets
- Pets permitted with conditions; species not stated
- Washer/dryer
- Permitted with conditions
- Flip tax
- Requires confirmation
- Sources differ on who pays. Confirm with building management.
- Doorman
- Full-time doorman
- Flip tax
- Requires confirmation
- Subletting
- Permitted via lease application through managing agent (BoardPackager; Good Cause Eviction disclosure, house-rules acknowledgments)
- Washer / dryer
- In-unit washers referenced in house rules (vibration/noise settings required); confirm per-unit permissions
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated 2026-08). Board policies can change by amendment — confirm at the offer stage.
Every recorded sale at this building, 2007–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,255
- floor-adjusted, 5 sales
- Listing discount
- 2.0%
- Recorded sales
- 460
- On record
- 2007–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 110 Livingston 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.
Few New York buildings have lived three lives this distinct. McKim, Mead & White designed 110 Livingston Street in 1926 as the clubhouse of the Brooklyn Elks — a full-block Beaux-Arts palazzo with a swimming pool, banquet hall, bowling alleys, and dormitory floors, built at the moment when Brooklyn's fraternal institutions still commissioned architecture at civic scale. The limestone-and-terra-cotta façade, with its Corinthian columns and Renaissance-revival ornament, was the point: the Elks were building a monument, and they hired the most famous architectural firm in America to do it.
The second life made the address a byword. From 1940 until 2003, 110 Livingston Street was the headquarters of the New York City Board of Education, and over those decades the address itself became the city's shorthand for educational bureaucracy — the title of David Rogers's landmark 1968 study of the school system, and the phrase parents and politicians used when they meant the system rather than the schools. When the Bloomberg administration moved the Department of Education to the Tweed Courthouse and sold the building in 2003, the New York press covered it as the end of an era, which it was.
The third life is the one that matters for buyers. Two Trees — the Walentas family firm that built residential DUMBO from the Clock Tower onward — acquired the building from the City in 2003 and converted it with Beyer Blinder Belle, the preservation-minded firm behind Grand Central Terminal's restoration and Two Trees' own conversion at 1 Main Street. The conversion added new floors above the original cornice line, restored the lobby's coffered ceiling, and wrapped the interior courtyard in a Richard Haas trompe-l'œil mural; the condominium commenced operations March 29, 2007. At 299 units it instantly became — and remains — one of the largest condominiums in the Borough Hall orbit, and its 2005–2008 sales cycle established the price of entry for Downtown Brooklyn's conversion market a decade before the new-tower generation arrived.
Two structural features distinguish the building today. First, the sponsor never fully exited: as of the end of 2024, 110 Livingston Development LLC still owned 62 residential units — roughly 22 percent of the common interest — operated as rentals, a fact with real consequences for building governance, financing questions, and resale dynamics. Second, the offering plan embedded an unusual anti-speculation mechanism that still governs every resale: a seller pays a fee of 10 percent of the gross price on any unit resold within two years of its closing, dropping to 1 percent thereafter. In practice the 1 percent tier applies to nearly all trades now, but it is a real cost line in every seller's net sheet and a genuine rarity in condominium form.
Architecture and unit composition
The building occupies its full block front with the deep floor plates of an institutional palazzo, and the conversion turned that depth into variety: the 299 units run from studios through three-bedroom layouts, with the added upper floors and setback levels carrying terraced units and the 19 separately deeded roof-terrace units — private outdoor parcels sold as their own condominium units, an uncommon structure that lets an apartment and its roof terrace trade together or, in principle, separately. House rules cap roof-terrace loading at 30 pounds per square foot and regulate installations, a diligence point for any terrace-unit purchase.
Interiors reflect the 2005–2007 conversion vocabulary — open kitchens, large double-hung windows in the original masonry openings, and the higher ceilings characteristic of institutional floor-to-floor heights on the original levels. Because the original building was a clubhouse and office block, window rhythm and ceiling height vary by floor and line more than in a purpose-built tower; the added floors read as contemporary construction. Exposures split between the civic-center streetscapes (Livingston Street, Boerum Place) and the quieter interior courtyard with the Haas mural.
The ground floor carries the building's civic gift: the former auditorium space at 22 Boerum Place. ISSUE Project Room, the experimental-arts organization that has programmed the theater since the conversion era, dates Two Trees' donation to late 2021. City capital funding supports its renovation.
Building operations
The condominium operates with an attended lobby, union (32BJ) staff, submetered electricity rebilled to units, and a budget the audited statements show in consistent surplus, with a reserve fund invested in Treasury instruments and roughly $2.8 million on hand at the end of 2024. Recent capital cycles documented in the audited statements include façade, roof, and exterior work, elevator upgrades, gym renovation, HVAC and plumbing work, and lobby refurbishment. Common charges rose 3.8 percent in 2024 and 2.98 percent in 2025 — measured, ordinary-course increases — and a portion of common charges is designated annually for major repairs and replacements rather than levied as separate special assessments.
One legacy quirk: the condominium purchased its superintendent's unit from the sponsor in 2009 for $750,000, financed by a sponsor-held mortgage at 9 percent that fully amortizes by 2037 — a small, fixed obligation visible in the financial statements. Management transitioned from Two Trees Management Co. to Solstice Residential Group, LLC on May 1, 2023, ending the sponsor-affiliated management era; applications run digitally through the managing agent. Audited financials, house rules (amended January 2025), and application forms are maintained in The Roebling Research Library and shared with clients during diligence.
Policy framework
Resale transfer fee: 10 percent of gross sale price if the unit is listed or contracted for resale before the second anniversary of its closing; 1 percent thereafter. Sellers who bought from the sponsor may deduct their original reserve-fund contribution from the fee base. Build it into net-proceeds math from the start.
Working capital and reserve contributions: Purchasers pay two months' common charges to working capital and three months' to the reserve fund at closing — a real closing-cost line on top of standard condominium items.
Subletting: Permitted through a managing-agent-administered lease application (house-rules acknowledgment, Good Cause Eviction disclosure, amenity-policy acknowledgments). Investor ownership is an established fact of the building given the sponsor's rental block.
LLC purchases: Permitted with supplemental entity documentation per the application.
House rules: Amended January 28, 2025 — noise and vibration standards for equipment including washers and treadmills, roof-terrace load limits, courtyard reservation terms, and gym policies. Review the current rules during diligence.
Pets: Policy not publicly documented; confirm current rules with the managing agent.
Application and transaction fees
Fees below are from building management's published schedule, as of October 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
- Terms
- Transfer fee: 10% of gross sale price if resold before second anniversary of unit's closing; 1% thereafter (sponsor-purchase reserve contribution deductible from base)
- Paid by
- Requires confirmationSources differ on who pays. Confirm with building management.
Source: The Roebling Research Desk's building record, August 2026
Purchase
6 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $400 | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Buyer | When With the application | Amount $175 per prospective tenant, guarantor AND adult resident | Refundable Non-refundable |
| Move-In Fee | Paid by Buyer | When With the application | Amount $250 | Refundable Non-refundable |
| Working Capital Contribution | Paid by Buyer | When Upon approval | Amount Equal to two month's common charges | Refundable Non-refundable |
| Closing Fee | Paid by Buyer | When At closing | Amount $600 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-In Deposit | Paid by Buyer | When With the application | Amount $500 | Refundable Refundable |
Rental or lease
4 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Landlord | When With the application | Amount $400 | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Landlord | When With the application | Amount $175 per prospective tenant, guarantor AND adult resident | Refundable Non-refundable |
| Move-In Fee | Paid by Landlord | When With the application | Amount $250 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-In Deposit | Paid by Tenant | When With the application | Amount $500 | Refundable Refundable |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Leasing by owners
- PermittedSource: The Roebling Research Desk's building record, August 2026
- Pied-à-terre ownership
- Not verified
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Pets
- Pets permitted with conditions; species not statedSubject to Pet PolicySource: building management's published schedule, as of October 2026
- In-unit washer/dryer
- Permitted with conditionsIn-unit washers referenced in house rules (vibration/noise settings required); confirm per-unit permissionsSource: The Roebling Research Desk's building record, August 2026
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $625 per room a monthMedian of 15 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $1.89 per square foot a monthMedian of 16 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: recent listing records
- Concierge
- YesSource: recent listing records
- Attended lobby
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Fitness room, gardenSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $204,099/yr
- Per unit / month range
- $0 – $57
- Modeled exposure split equally across 299 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 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 inspector (QEWI) identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. 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 — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Recent sales
Recent closings at this building, from The Roebling Research Library. 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 |
|---|---|---|---|---|---|
| Sep 28, 2026 | 3B | 2 BR · 2 BA · 1,046 sf | $1,414,750 | $1,353/sf | -2.4% |
| Jul 13, 2026 | 12E | 2 BR · 2 BA · 1,227 sf | $1,595,000 | $1,300/sf | — |
| Jun 18, 2026 | 14E | 2 BR · 2 BA · 1,227 sf | $1,650,000 | $1,345/sf | +0.0% |
| May 8, 2026 | 7D | 2 BR · 2 BA · 1,232 sf | $1,525,000 | $1,238/sf | -4.4% |
| Apr 9, 2026 | PHL | 2 BR · 1 BA · 988 sf | $1,336,500 | $1,353/sf | -2.8% |
| Mar 10, 2026 | 9P | 1 BR · 1 BA · 848 sf | $992,888 | $1,171/sf | -7.6% |
| Aug 28, 2025 | 7P | 1 BR · 1 BA · 849 sf | $999,000 | $1,177/sf | -2.5% |
| Aug 8, 2025 | 6C | 1 BR · 1 BA · 927 sf | $1,180,000 | $1,273/sf | -1.7% |
Market read. Most recent trades (2026 to date) cleared a median $1,255/sf (floor-adjusted) across 5 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 2.0% 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 3-00269-7501; each condominium apartment is its own tax lot). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. 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.
Closed rents at 110 Livingston, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 14 | $4,500 |
| 2 bedroom | 6 | $7,247 |
21 closed leases, October 2023 to September 2026. Most recent lease September 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at 110 Livingston and nearby.
Buying here? Condo closing costs with a mortgage typically run 3 to 6% of the price. See NYC co-op and condo closing costs, line by line.
Keep up with 110 Livingston and its market
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What to know if you’re buying
Underwrite the sponsor's position. With roughly a fifth of the building sponsor-owned and rented as of December 31, 2024, ask current questions: sponsor arrears status (reported current in the 2024 audit; confirm today), board composition, and any lender treatment of the ownership concentration. The arrangement has run since the conversion, but it belongs in your diligence file.
The transfer fee is a seller cost that shapes pricing. Nearly all resales now sit in the 1 percent tier, but confirm the unit's closing date; a sub-two-year resale carries a 10 percent fee that changes everything about how it will be priced.
Terrace and roof-terrace units are a separate market. The 19 deeded roof-terrace units are their own condominium units with their own rules and load limits; review the deed structure and house rules before pricing the outdoor space.
Expect conversion-era variety. Ceiling heights, window patterns, and layouts vary meaningfully between original floors and the added upper stories; walk multiple lines before anchoring on price per square foot.
The location trades civic energy for convenience. Court Street retail, Borough Hall's full transit complex (2/3/4/5/R with A/C/F nearby), and Brooklyn Heights two blocks west; the immediate blocks are courts-and-college downtown rather than brownstone quiet.
What to know if you’re selling
Tell the building's story — it is the moat. McKim, Mead & White provenance, the Board of Education history, Beyer Blinder Belle's conversion, and the Haas courtyard give this building a narrative no glass tower nearby can match. Use it.
Price against the building and its conversion peers. The right comparable set is 110 Livingston's own recent trades and the conversion-condo tier, with the new-development towers as a ceiling reference rather than a peer group.
Compete with the sponsor's rentals deliberately. Renovated, well-staged resales separate cleanly from rental-condition sponsor stock; condition documentation and staging carry unusual weight here.
Net out the transfer fee early. The 1 percent (or 10 percent) fee, confirmed against your closing date, belongs in the first net-proceeds conversation.
Closings run condominium-fast. Waiver of first refusal rather than co-op approval; 30–45 day pacing is typical once terms are set.
Comparable buildings
If you're considering 110 Livingston Street, also evaluate:
- 75 Livingston Street — 1926 neo-Gothic office tower turned cooperative; the prewar-conversion alternative across the civic center, in co-op form
- 77 Livingston Street — 1964 postwar tower cooperative on the same block axis
- The Clock Tower (1 Main Street) — Two Trees' first conversion; the DUMBO loft expression of the same sponsor's preservation playbook
- The Sweeney Building (30 Main Street) — DUMBO conversion condominium peer
- One Clinton (1 Clinton Street) — new-development condominium at Cadman Plaza; the contemporary comparison point
- Boerum Court (96 Schermerhorn Street) — prewar cooperative south of the civic center at an accessible price point
- The Symon (76 Schermerhorn Street) — boutique new-development condominium nearby
- The Lookout Hill (199 State Street) — boutique condominium near the State Street row
- 11 Schermerhorn Street — small prewar cooperative on the Heights side of Schermerhorn
More Brooklyn Heights buildings
- 103 Montague Street — 1885 co-op
- 108 Pierrepont Street — 1840 co-op
- 11 Schermerhorn Street — 1914 co-op
- 114 Clinton Street — 1923 co-op
- 115 Willow Street — 1926 co-op
- 118 Remsen Street — 1900 condominium
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Brooklyn Heights.
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 110 Livingston?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com