Warehouse 11 (214 North 11th Street)

The condominium comprises two structures under one declaration: the six-story residential building containing the 120 residences, 38 storage units and 32 roof-terrace units, and the three-story parking structure at North 10th and Roebling containing the 61 parking units. Two machine-room-less gearless traction passenger elevators serve the residential building cellar to roof; a third serves the garage.

Residences run from studios through two-bedroom layouts, with duplex and penthouse-tier configurations at the top. The prevailing plan type is a one-bedroom with a bath and a half, repeating across full floors in the plan's Schedule A, with larger two-bedroom and corner lines carrying the premium. Ceiling volume, balconies and wide window openings are the interior argument; the sponsor's specification included a Grohe dual-spray pullout faucet and a General Electric appliance package with a Faber range hood.

Two structural quirks belong in every diligence file, because both are stated in the plan and neither is visible on a floor plan. First, ground-floor units include below-grade storage rooms and top-floor units include attic spaces, and the plan states that neither may be used as bedrooms, warning that doing so could produce violations against the building; a ground-floor unit marketed with a "lower level," or a top-floor unit marketed with a "loft," should be read against the certificate of occupancy. Second, terraces, parking and storage are frequently separate condominium units rather than appurtenances. With 32 terrace units, 61 parking units and 38 storage units in the declaration, a purchase here can involve two or three deeds, and title work should establish precisely which convey. Laundry is a third detail: connections were run into every residence, but no machines and no dryer vents were installed, and what was fitted out later varies unit by unit.

The plan budgeted a doorman on duty twenty-four hours a day, seven days a week, plus one full-time superintendent — a service level that puts payroll at the center of the operating budget in a 120-unit building. Doorman and health club services were staged: the plan provided they would be made available once sixty percent of the residential units were occupied, with lower common charges until then.

Two utility structures shape common charges. Water is supplied through a single meter serving the entire building, and heating, hot water and cooking gas run through two master meters rather than unit submeters — so both are common-charge items rather than resident-metered ones. Electricity within the residences is separately metered and paid by the owner.

The Board of Managers remained under sponsor control through the sell-out, with the plan warning that purchasers for their own occupancy might never gain control of the board under its terms. FirstService Residential announced its appointment as managing agent in December 2013; the current agent and board composition should be confirmed during diligence.

Pets: Not addressed in the offering plan. Confirm current house rules with management before writing an offer.

Pied-à-terre, LLC purchases, foreign buyers, trusts: Permitted (standard NYC condominium).

Subletting: Permitted under standard condominium rules; resales are subject to the Board of Managers' right of first refusal.

Flip tax / transfer fee: No flip tax is described in the offering plan. Every purchaser pays a $1,000 Initial Capital Payment to the board at closing.

Washer/dryer: Connections in every unit; ventless dryers only.

Property taxes: The plan discloses a Section 421-a application supported by a consultant's eligibility opinion, with the sponsor expressly declining to warrant the benefit. On the structure the plan describes — ten years of exemption on the construction increment, then a five-year phase-out — and with units first separately assessed in May 2010, that benefit window has run its course. Price from the current bill on the specific unit.

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.

Market read. Most recent trades (2025) cleared a median $1,528/sf across 4 sales. Median listing discount 2.0% 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 3-02299-7501) 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.

Establish what you are actually buying. Terraces, parking and storage exist here as separate condominium units. Confirm in writing which deeds convey, and price the parking separately — it is a distinct asset with its own market.

Model taxes at the current bill. The 421-a application carried no warranty, and the ten-year-plus-phase-out structure the plan described has run out on a building whose units were first assessed in 2010.

Read the plan language on lower levels and attics. Below-grade rooms in ground-floor units and attic spaces in top-floor units may not be used as bedrooms; marketing language sometimes implies otherwise.

Expect common-charge exposure to water and gas. Both run on master meters, so consumption-driven increases land in the common charge rather than your own utility bill. Laundry connections exist in every unit, but ventless dryers only.

Condominium mechanics are standard. Right of first refusal rather than board approval; 30–45 day closings.

Lead with the parking if you have it. Sixty-one deeded spaces exist in a part of Williamsburg that has almost none, and a residence conveying with one reaches a buyer pool that other units do not.

Position against the right set. A six-story block-long building with a bundled health club, two indoor and two outdoor recreation areas, a full-time doorman and a roof reads well against the small non-doorman condominiums on the interior Northside blocks; it is not competing with the waterfront towers on amenity depth.

Price on the line and on the parking, not the building average, and be transparent about taxes. With 120 units and a wide spread between ground-floor, mid-block and top-floor duplex product, recent same-line closings are the anchor; buyers pull the current tax bill in the first week regardless.

Prepare title early. Multi-deed conveyances — residence plus terrace plus parking plus storage — take longer to assemble than a single-deed sale.

If you're considering Warehouse 11, also evaluate:

• 125 North 10th Street — the closest peer: a 2007-vintage six-story Northside condominium with garage parking and cabanas, four blocks west across Bedford Avenue
• 80 Metropolitan Avenue — same development generation, comparable scale
• The Edge (34 North 7th Street) — the waterfront amenity-tower alternative; a different service and view product
• The Edge (22 North 6th Street) — the second Edge tower, on the same amenity platform
• Northside Piers (2 Northside Piers) — the other early Northside waterfront tower, with esplanade access
• Austin Nichols House (184 Kent Avenue) — the Cass Gilbert warehouse conversion; loft authenticity against loft-referential new construction
• The Gretsch (60 Broadway) — the South Williamsburg loft conversion; volume in place of amenity depth
• Front & York (85 Jay Street) — for buyers cross-shopping DUMBO; the borough's deepest amenity program