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 residences occupy only the top three floors: eleven apartments on the fourth, thirteen on the fifth, and seven on the sixth. The lower floors contain nonresidential space and parking. The sixth floor is therefore the top residential level and the fourth is the entry residential level; compare each apartment’s actual outlook and access rather than assuming that floor numbers correspond to those in a conventional residential building.

The Eighth Amendment’s Schedule A lists gross unit areas from a 477-square-foot studio to a 1,858-square-foot three-bedroom, including each apartment’s separate storage area. Sixteen of the thirty-one apartments have scheduled private terraces, totaling 5,377 square feet, with individual areas from 124 to 680 square feet. The residential terrace entries in the Thirteenth Amendment’s revised declaration schedule agree. These terraces are limited common elements allocated for the associated apartment’s exclusive use; verify current recorded rights and any later changes for the specific unit. Apartments 6A and 6B each have a scheduled 499-square-foot terrace. Storage is included within the stated unit area: 22 square feet for 6A, 18 for 6B, 23 for 6D, and 12 for each other residential unit. Gross offering-plan areas differ from the net areas in the declaration schedule.

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

Ownership structure first. Review the amended declaration and by-laws for voting, board control and cost allocation between residential, educational and garage interests. The Thirteenth Amendment reports sponsor control of the board as of its filing and combines the former commercial units into Educational Unit 1. It also contains inconsistent garage terminology, described above. Neither a 50.10% residential common interest nor the residential budget alone establishes current board control or expense allocation.

Parking is licensed, not deeded to apartment purchasers. The original plan offered sixteen residential parking licenses at $120,000 each, with no monthly license fee for the first year and a projected $153 monthly charge thereafter. Those are historical terms. The Thirteenth Amendment describes revised numbering, three tandem combinations and nine motorcycle licenses; its unsold-license schedule quotes $150,000 for each tandem combination, $120,000 for listed single spaces and $50,000 for each motorcycle license. Confirm the particular license, current charges and transfer conditions, and reconcile the amendment’s garage ownership language with the recorded documents.

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. Confirm the application requirements and timeline with the managing agent.

Property taxes: The reviewed assessment roll shows no exempt value. That does not establish whether a bill-level abatement applies. Use the current apartment bill and verified eligibility, not historical offering-plan projections.

Parking: Apartment purchasers receive licenses under the plan, not separately deeded parking units. The Thirteenth Amendment changes numbering and describes tandem spaces and motorcycle licenses; confirm the current license and fee terms.

Governance: The residential units’ common interest is 50.10%. Read the Thirteenth Amendment and the recorded amended declaration for the combination of commercial interests, garage wording and sponsor-control provisions; confirm current board control and cost allocation.

Pets, subletting, pied-à-terre and transfer fees: The original plan and posted amendments establish dated offering terms. Confirm current use rules, the leasing procedure, minimum lease term and any transfer fee against the governing documents and management’s current instructions before relying on a proposed use.

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 $1,736/sf (floor-adjusted) across 1 sale. 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 -0.5% over ask.

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

Read the amended declaration for the governance split. Residential interests total 50.10%. The Thirteenth Amendment combines the commercial units into an educational unit and has inconsistent garage language. Have the buyer’s attorney reconcile the recorded ownership schedule, board control, voting thresholds and cost allocation.

Obtain the current certificate of occupancy. The reviewed record included a temporary certificate dated August 13, 2026. Identify any remaining applications and sign-offs, the responsible parties and any effect on the apartment’s intended use; do not infer the cause from the age of the first certificate.

Get the current tax bill. Offering-plan estimates changed between amendments, and assessed-value exemptions and bill-level abatements are different. Use the actual bill and verified eligibility.

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.

Show the apartment’s level and outlook. The residential floors are fourth through sixth; use the actual floor plan and views to explain the apartment’s position rather than promising an advantage from the building’s floor count.

Sell the terrace precisely. Square footage, orientation and coverage, quoted from the plan's Schedule A. Terrace sizes vary widely from line to line; quote the specific apartment's figure.

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.

Compare total carrying costs. Use each apartment’s current charges, taxes, financing and assessments; confirm any exemption or abatement and its remaining term.

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; a nearby comparison for unit-specific carrying costs; verify current tax benefits
• 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