The Greenpoint (21 India Street)

The 95 condominium residences run from the 28th floor to the penthouse level, with the floor plate contracting as the tower rises. Floors 28 through 32 carry ten residences each on lines A through K — studios, one-bedrooms, and two-bedrooms, with A and K at the corners. Floors 33 through 37 carry six larger residences on lines A through F, adding three-bedroom layouts. Floors 38 and 39 carry five each, the penthouse floor five more.

Schedule A gives the original scale precisely. Interior area across the 95 units totals 100,133 square feet, plus 7,243 square feet of terraces held as tower limited common elements. The smallest residence offered was 550 square feet (the F-line studio, from $760,000); one-bedrooms ran roughly 723 to 931 square feet, two-bedrooms 1,088 to 1,288, three-bedrooms 1,398 to 1,624. The dearest in the original offering was 38A, a 1,624-square-foot three-bedroom with three and a half baths and 456 square feet of exterior space, at $2,900,000; PHA, the same interior footprint on the penthouse floor with less terrace, was offered at $2,805,000. Across the condominium the initial offering worked out to roughly $1.51 million per residence and roughly $1,434 per interior square foot — a 2017 number useful today mainly as a baseline for measuring how far individual lines have moved.

Terraces are the differentiator inside the inventory: 33B and 33E were offered with 497 square feet each, 38A with 456, while other lines on the same floors have none. Because the surrounding blocks are low-rise in every direction except south, exposure and terrace allocation drive value here more than square footage alone. Same-line comparables are the pricing anchor; building averages are not.

The Greenpoint runs as a full-service building with a single staff serving both tenures: the offering plan budgeted a property manager, an assistant manager, a resident manager housed in an on-site rental apartment, two handymen, ten concierge and security staff, and six porters, all at prevailing-wage terms, with the lobby attended around the clock. Amenity operations split across two floors — fitness, yoga, basketball, and laundry on the second; billiards room and speakeasy, party room, children's playroom, and lounges on the third, opening onto terraces. The third-floor tower lounge and terrace are reserved to condominium owners. Bicycle storage runs to 236 spaces, free by unit size.

Governance is layered. A condominium board governs all five units — tower, rental, retail, community facility, and parking — while a Tower Committee created by that board manages affairs specific to the residential section, and above both sits the Hurondia West Homeowners Association shared with 23 India Street. Resale purchasers should expect the documents to reflect all three layers, and should read the allocation of shared costs between tower and rental sections closely; in a building where 368 apartments and 95 residences share amenity floors and a payroll, that allocation is the operating budget.

As of April 30, 2020 — the plan's twelfth amendment — the working capital fund held $268,334.15 and the reserve fund $305,797.63, with $1,750,000 held in escrow against the work remaining for a permanent certificate of occupancy. That escrow is worth confirming as closed out in current diligence.

Pied-à-terre, subletting, LLC and foreign purchase: Leasing by owners is permitted; pied-à-terre, LLC and foreign purchase are not documented, so confirm them in the declaration, bylaws and house rules. Resale transfers proceed through the condominium's waiver procedure rather than cooperative-style board approval; the mechanism sits in the by-laws in Part II of the plan. A foreign-government purchaser must expressly waive sovereign immunity.

Flip tax / transfer fee: No flip tax is described in the offering plan. Every purchaser, sponsor sale or resale, contributes two months' Tower Common Charges to the working capital fund at closing.

Storage: Storage rooms exist on tower floors but were reserved by the sponsor to rent, lease, or license rather than sell.

Property taxes: The 25-year 421-a exemption runs at 100 percent of the exempted increase for years 1 through 21, then 80, 60, 40, and 20 percent across years 22 through 25. The plan's later amendments report taxes on the sponsor's last unsold unit in single-digit dollars per month, consistent with the exemption standing in its full-benefit years. Confirm the commencement year on the current bill rather than assuming it.

Pets: Governed by the house rules in Part II of the plan; confirm with management before contract.

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.

Market read. Most recent trades (2026 to date) cleared a median $1,623/sf (floor-adjusted) across 2 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 -1.3% over ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-02530-7502; 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.

You are buying the top thirteen floors of a mostly rental building. That structure produced the full-service staff, the deep amenity floors, and the owner-only lounge and terrace a 95-unit standalone condominium could not support. Read the cost allocation between tower and rental sections in the condominium documents, and understand that the Rental Unit is a single institutional owner with a seat at the table.

Model the 421-a taper, not just the current tax line. Schedule A priced every original unit with and without the exemption, and the difference on a two-bedroom ran near a thousand dollars a month at 2018 assessments. Run True Monthly Carrying Cost against both the current bill and the post-taper scenario.

Line and terrace selection carry the value. Terrace allocation is uneven across lines on the same floor, and Manhattan exposure is why the for-sale inventory starts at the 28th floor.

Confirm what conveys. Storage rooms were reserved to the sponsor to license rather than sell. Get storage and bicycle allocation in writing.

The transit calculus is ferry-first. The India Street landing is at the doorstep; the G at Greenpoint Avenue is the nearest subway, a walk east.

Lead with the tax position and document it. In a Greenpoint market where the newest inventory carries full unabated taxes, a documented remaining 421-a term is a marketing asset. Bring the tax bill and the schedule to the table rather than letting a buyer's attorney discover it.

Sell the owner-only amenities explicitly. Buyers touring a building with 368 rental apartments will ask what separates ownership from a lease; the tower lounge and terrace and the deeded interest are the concrete answers.

Price to the line, referenced to original basis. The sponsor deeded all 95 residences between March 2019 and August 2020, so original pricing on your line is knowable from the offering plan and the recorded deeds, and buyers will reconstruct it.

Be precise about the structure in marketing. The clean version — 95 owned residences on floors 28 through 40, one managed rental component below, one shared staff, an owner-only amenity tier — closes faster than an ambiguous one.

If you're considering The Greenpoint, also evaluate:

• 29 Huron Street — a 171-unit Greenpoint condominium a block away; the lower-rise alternative on the same waterfront blocks
• One Domino Square (346 Kent Avenue) — Williamsburg's trophy new-development condominium; the closest peer in scale and amenity depth, at a higher price tier and without an abatement
• The Edge (22 North 6 Street) — the Northside waterfront's first large condominium towers; the earlier generation of the same rezoning
• 2 Northside Piers — Northside waterfront condominium tower on a comparable service model
• Austin Nichols House (184 Kent Avenue) — the Cass Gilbert warehouse converted to condominiums; the loft alternative on the same shoreline
• Front & York (85 Jay Street) — DUMBO's full-amenity benchmark, for buyers shopping amenity tier rather than location
• One Brooklyn Bridge Park (360 Furman Street) — park-front waterfront living in Brooklyn Heights; comparable service depth in a different register