Brooklyn Point (138 Willoughby Street)

The plan offered 483 residences across 68 floors, running from studios through four-bedroom configurations, with the tower's larger lines and penthouse tier concentrated at the top. City records carry 458 residential units — a normal divergence between a plan's offered count and the assessor's count after combinations and reclassification, and worth reconciling for any specific unit.

Apartment interiors were designed by Katherine Newman Design to a consistent specification across the building rather than tiered by floor, which means the meaningful variable at Brooklyn Point is exposure and height rather than finish level. The building's north and west lines carry the direct Manhattan skyline and East River views that drive pricing; the south and east lines look across Downtown Brooklyn and Fort Greene. As at any tower of this height, comparable analysis must be line-specific.

The offering plan was declared effective in April 2019 on the strength of signed option agreements for 82 Tower Residences — 17 percent of the residences then offered — which is a useful marker of where the market actually was when the building came online, roughly a year before the first closings.

Brooklyn Point is managed by an affiliate of the developer rather than by an independent third-party agent. That is common in Extell's for-sale portfolio and it has real consequences: application processing, alteration approvals and questionnaire turnaround all run through an entity related to the sponsor, and prospective purchasers should factor that into both timelines and diligence questions.

Staffing is full-service — 24-hour doorman and concierge, porter and a live-in superintendent. Building services include a package room, refrigerated delivery storage for grocery and meal deliveries, dry-cleaning valet, bicycle storage and a large-capacity laundry room in addition to the in-unit machines. Storage bins are available for purchase. Utilities are separately metered to each residence.

Per management-sourced records, the policy stack at Brooklyn Point is deliberately permissive and reads much more like a condominium than a co-op:

Purchase approval: condominium-style rules rather than cooperative board approval. This was the point of the cond-op structure, and it is the building's principal transactional advantage over a conventional Brooklyn co-op.

Pets: permitted.

In-unit washer/dryer: permitted, and standard in the residences.

Subletting: permitted. Short-term rentals and Airbnb-style stays are prohibited.

Insurance: homeowner's insurance is required of shareholders; renter's insurance is required of subtenants.

Closing costs specific to the building: a buyer pays a $600 application processing fee, $125 per applicant for credit, $500 for move-in and $500 for move-out, and — the item most often missed in a closing-cost estimate here — a working capital contribution equal to two months' common charges, non-refundable and due at submission. Alterations carry a $250 processing fee and a refundable security deposit of the greater of 5 percent of the contract amount or $1,000. Sublet applications carry the same $600 processing, $125 credit and $500 move-in and move-out fees, borne by the subtenant.

Taxes and ground rent: a 25-year abatement was approved for the project, and ground rent under the land lease is reported to have been prepaid by the developer. Both should be confirmed — the abatement against the current tax bill on the specific unit, and the ground lease against the plan and the corporation's current audited financial statements.

Recent sales

Recent transfers 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.

Market read. Most recent trades (2026) cleared a median $1,860/sf (floor-adjusted) across 18 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 0.0% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00149-7502). 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 on co-ops is not officially recorded, figures shown are approximate.

Read the ground lease first. Term, expiration, rent-reset mechanics, any prepayment and any purchase option are the facts that determine what you are buying. Everything else at Brooklyn Point is a preference; this is the risk.

Confirm the financing before you fall in love with the view. Not every lender writes leasehold cooperative loans, and terms differ from condominium terms. Get a lender comfortable with the structure in place before contract, not after.

Budget the working capital contribution. Two months' common charges, payable at application and non-refundable, is a real number on a large apartment and it does not appear on a generic closing-cost worksheet.

The abatement is finite. A 25-year benefit means the carrying cost you underwrite today is not the carrying cost you will have. Model the post-abatement number.

The amenity program is the reason to be here. Rooftop infinity pool, indoor pool, basketball court, 40,000-plus square feet across the stack — there is nothing else in Downtown Brooklyn at this depth, and it is what holds resale demand.

Disclose the structure early and explain it well. A buyer who understands the cond-op and the prepaid ground lease from the first showing is a buyer who stays. One who learns it from their attorney in week three usually does not.

Price against the building, then against the block. Same-line comparables inside Brooklyn Point are the anchor; 9 DeKalb Avenue and the wider Downtown Brooklyn condominium set are the competitive check.

Lead with height and exposure. The Manhattan-facing upper lines are the product. Photography and floor position do more work here than finish description.

Expect a condominium-speed process. With no cooperative board approval, transfers move on condo mechanics — but the managing agent is a sponsor affiliate, so build realistic processing time into the schedule.

If you're considering Brooklyn Point, also evaluate:

• The Brooklyn Tower (9 DeKalb Avenue) — the 93-story SHoP-designed tower on the same tax block; taller, mixed condominium-and-rental, and the most direct competitor for a Downtown Brooklyn view buyer
• 11 Schermerhorn Street — a Downtown Brooklyn condominium a few blocks south; a lower-rise, lower-price alternative in the same submarket
• The Symon (76 Schermerhorn Street) — boutique Downtown Brooklyn condominium; the small-building counterpoint
• The Brooklyn Grove (10 Nevins Street) — contemporary condominium at the Downtown Brooklyn–Boerum Hill seam
• The Lookout Hill Condominium (199 State Street) — smaller-scale condominium at the edge of Brooklyn Heights
• Front & York (85 Jay Street) — DUMBO's largest condominium; the closest peer for amenity depth and unit count, on fee-owned land
• J Condominium (100 Jay Street) — DUMBO tower with Manhattan and bridge views; a direct pricing benchmark for high-floor Brooklyn exposure
• The Beacon Tower (85 Adams Street) — DUMBO condominium with river and skyline views
• One Clinton (1 Clinton Street) — Marvel's Brooklyn Heights condominium; the design-forward alternative at a smaller scale
• One Brooklyn Bridge Park (360 Furman Street) — the borough's largest condominium conversion; the other Brooklyn building that functions as its own submarket
• 3 Court Square (Skyline Tower) — the Long Island City equivalent: an outer-borough supertall sold at scale with a comparable amenity program, structured as a straightforward condominium