215 North 10th Street (NX)

Morris Adjmi's design reads the Williamsburg block it sits on rather than the waterfront towers a few streets west. The elevation breaks into slender brick masses with the terraces recessed between them, so that the outdoor space is carved out of the volume instead of hung off it — the same move the firm has used elsewhere in the neighborhood, and a direct reference to the warehouse-and-row-house grain of the Northside.

The plan is unusual and worth stating plainly. The residences occupy only the top three floors: eleven apartments on the fourth, thirteen on the fifth, seven on the sixth. Everything below is commercial and parking. The practical consequences are all positive for the residential owners — every apartment is above the street wall of the surrounding blocks, light and outlook are better than a six-story building would normally imply, and there is no through-lobby traffic from a ground-floor retail arcade — but it means "sixth floor" here is the penthouse level and "fourth floor" is the entry level, and comparables from conventional buildings do not map by floor number.

Sizes run from a studio at 477 square feet to a 1,858-square-foot three-bedroom on the sixth floor, per the plan's Schedule A; the Department of Finance roll records the same distribution with a median near 918 square feet. The plan describes a mix of studios and one-, two- and three-bedroom homes; the two largest apartments, 6A and 6B, are three-bedroom-plus-half-bath layouts with roughly 500 square feet of terrace each. Sixteen of the thirty-one apartments carry private terraces, totaling 5,377 square feet across the building and running from 124 to 680 square feet individually — the single most variable attribute between lines, and the one that most often decides a comparable. Every apartment also includes a small cellar storage area counted within its stated square footage, 12 square feet in most cases and up to 23 in the largest.

Select residences were designed with breakfast nooks, home offices, walk-in pantries and dressing rooms, per the developer's record.

Ownership structure first. Two commercial units and one garage unit, all sponsor-retained, hold 49.90% of the common interest against the residential units' 50.10%. Commercial Unit 2 alone — 31,457 square feet in the offering plan, 30,552 on the tax roll, the charter school space — holds 35.74%. A buyer's attorney should read the declaration and by-laws for board composition, voting rules, cost-sharing between the residential and commercial sections, and any separate reserve or capital-contribution arrangement, and should confirm the current status of the commercial lease. None of that can be inferred from the residential budget alone.

Parking is licensed, not deeded. Sixteen residential parking spaces were offered as Parking Space Licenses at $120,000 each within the sponsor's Garage Unit — not as condominium units with their own tax lots. A license behaves differently from a deeded space at resale, and the plan expressly provided that the monthly license fee, waived in the first year of condominium operation, could be charged thereafter at roughly $153 per month. Confirm whether an apartment carries a license, what the current fee is, and what the transfer mechanics are.

Capital and construction record. The commercial fit-out filed in February 2024 remained in permit in August 2026 and included modifications to flood walls at the below-grade levels — worth asking about directly, along with what the building's flood-resilience measures are and who maintains them, given the sub-cellar and the garage. During construction, a 2020 filing shored the structure from sub-cellar to sixth floor to allow demolition and replacement of columns between the fourth and fifth floors; that work was completed under permit before delivery, but a buyer's engineer may reasonably want to see the sign-off.

Amenities and staffing. The developer's record describes a fourth-floor shared terrace and a roof terrace, a playroom, a pet grooming room, a music room and accessory storage. Staffing is not documented in the records available here; confirm the current service model, hours and package handling with the managing agent, since at 31 apartments the residential common-charge base is modest even before the cost-sharing arrangement with the commercial section is taken into account.

Purchaser review: Condominium mechanics — a board right of first refusal rather than cooperative approval, and no board interview. Closings in the 30-to-45-day range are typical.

Property taxes: No exemption of any kind. The offering plan projected the residential tax burden approximately doubling from the first-year figure to the fully assessed figure, and the current roll shows no exempt value. Underwrite the current bill, not any projection.

Parking: Licenses within a sponsor-owned Garage Unit, not deeded units. Sixteen were offered. The license fee was waived for the first year and is chargeable thereafter.

Governance: Residential common interest of 50.10% against 49.90% held by two sponsor-retained commercial units and a garage unit. Read the declaration and by-laws for voting and cost allocation.

Pets, subletting, pied-à-terre and flip tax: The offering plan and its First Amendment on file here establish the offering structure, the schedules and the parking terms; they are not the place this page will assert house rules from, since rules adopted or amended by the board since 2022 govern in practice. As a New York condominium, pied-à-terre ownership and leasing are permitted in principle, subject to the board's right of first refusal. Confirm the pet policy, minimum lease term, sublet procedure and any transfer fee with the managing agent before making an offer that depends on them.

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 (2026) cleared a median $1,736/sf across 1 sale. Median listing discount -0.5% over ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-02299-7503) 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.

Read the declaration for the governance split before anything else. Residential owners hold 50.10%. Two commercial units and a garage unit, all sponsor-retained, hold the rest, and one of them alone holds 35.74%. Have your attorney report on board composition, voting thresholds and cost allocation in writing.

Ask why the certificate of occupancy is still temporary after four years. Twenty-one renewals since November 2022. Find out what is outstanding, whether it sits in the commercial section, who is responsible, and what the exposure is if it stays open.

Get the current tax bill, not a projection. The plan itself disclosed that the fully assessed figure would be roughly double the first-year projection, and there is no exemption to soften it.

Parking is a license, not a deed. Confirm whether the apartment carries one, what the current monthly fee is, and how it transfers.

Ask about water and flood resilience. The 2024 commercial alteration included flood-wall modifications at the below-grade levels. Ask what the measures are, who maintains them, and whether there has been any water event.

Lead with the plan, not the floor count. Thirty-one homes on the top three floors of a six-story building is a genuine light-and-outlook advantage over conventional Northside stock, and it is not obvious from a listing address.

Sell the terrace precisely. Square footage, orientation and coverage, quoted from the plan's Schedule A. Twenty-two of thirty-one apartments have one and no two are alike.

Name the architect. Morris Adjmi Architects designed the building and its interiors, and the firm's Williamsburg work is a reference buyers already know.

Get ahead of the governance and TCO questions. Both are in the public record and both will be found. A prepared, factual answer in week one is worth more than a defense in week three.

Anchor to the Northside condominium tier, adjusted for tax. The abated buildings nearby look cheaper to hold today and will not in a decade. Bring that comparison rather than avoiding it.

If you're considering 215 North 10th Street, also evaluate:

• 125 North 10th Street — the nearest boutique Northside condominium, a block west on the same street
• Warehouse 11 (214 North 11th Street) — directly behind the site on the next block; the abated Northside comparison, and the most instructive one on carrying cost
• 49 North 8th Street (North8) — the Northside new-development alternative at larger scale
• The Mill Building (85 North 3rd Street) — the Williamsburg loft-conversion alternative for buyers who want structure and ceiling height
• 330 Wythe Avenue (The Esquire Building) — the conversion comparison a few blocks south
• 127 Kent Avenue (The Sixth) — the boutique waterfront-adjacent alternative
• Austin Nichols House (184 Kent Avenue) — the landmark waterfront conversion; the services-and-views comparison
• The Huron (29 Huron Street) — the Greenpoint design-led alternative one neighborhood north
• 80 Metropolitan Avenue — the South Williamsburg comparison for buyers weighing location against building