The Edge

South Edge is a 31-level structure: one cellar, a lobby-and-amenities level, and 29 residential construction floors. Floors are numbered 3 through 28, with four penthouse levels above marketed as PH1 through PH4. There is no 13th floor, so the marketing floor numbers and the Department of Buildings drawings do not agree — a detail that matters when comparing listings against recorded documents. The site itself is 66,120 square feet; the North Edge parcel two blocks north is 60,452 square feet. Construction is Class 1C.

The inventory runs from studios and one-bedrooms through two- and three-bedroom layouts and the penthouse tier. Balconies, terraces and courtyards are appurtenant to individual units as limited common elements, with the structural, waterproofing and drainage components remaining common — a standard allocation, and one that puts routine terrace maintenance and drain-clearing on the unit owner. Ground-related units at the base of the tower include private courtyards; some units include private parking garages that are treated separately from the residential limited common elements.

Two amendments illustrate how the sponsor reshaped inventory as the market moved. In 2011 the sponsor combined Units PH1A and PH1B into a single 2,655-square-foot penthouse, PH1AB, and divided Unit 16C/D into a 1,110-square-foot 16C and a 1,157-square-foot 16D, each offered at a price set out in the amendments. The amended prices are the cleanest documented sponsor-era benchmarks in the building, and they show the premium structure that still governs pricing here: altitude and corner exposure command a real spread over the mid-tower interior lines.

Storage is a separate ownership interest, not a license: 152 storage units at South Edge, each conveyed as its own tax lot. Purchasers should be aware of a consequence the plan flags directly — because storage-unit ownership is restricted to residential owners, New York State aggregates the storage price with the apartment price when calculating the mansion tax, and the aggregate of transfer taxes payable by the purchaser is included as well. An apartment contracted below $1,000,000 can cross the threshold once a storage unit and grossed-up transfer taxes are added.

The condominium has a layered governance structure. A Board of Managers governs the whole condominium; a Residential Board governs the residential section, which holds the RiverEdge Clubs, the amenity spaces and the interior courtyards as residential common elements. Two resident-manager units were designated in the plan — Unit 4K at South Edge and Unit 2A at North Edge — to be conveyed to the Board of Managers with financing; through 2012 the sponsor elected to continue carrying the ownership costs of those units and to waive the use-and-occupancy fee it was entitled to charge the Board. The plan budgeted 24-hour doorman coverage and at least one porter/handyman shift per building from the first unit closing in that building.

Amenity operations are outsourced in part: the building's own open-house policy notes that American Leisure staffs the amenity spaces on site and asks residents and brokers not to treat those staff as tour guides. That same policy caps the building at two open houses per day per building, restricts weekday showings to noon through 4:00 p.m. and weekends to two two-hour slots, requires scheduling and approval through management, and requires that every visitor be escorted to and from the apartment. Sellers should plan marketing around this: The Edge does not support the open-house cadence a smaller building would.

Move-ins require a $1,000 refundable damage deposit and a moving-company certificate of insurance naming the board, the sponsor entity, the managing agent and the developer as additional insureds; moves run weekdays between 8:00 a.m. and 4:00 p.m., with nothing commencing after 3:30 p.m. and weekend moves by prior written approval only.

The waterfront infrastructure is the other operational fact of daily life. The Esplanade — the Shore Public Walkway plus two landscaped supplemental public access areas including the piers and the North 7th Street frontage — is public. Residents get the view and the immediate access; they also get the public's presence at their door, and the association's street-maintenance obligations flow through the budget.

Subletting: Permitted, with a documented application — a $500 non-refundable processing fee, a $75 per-applicant credit and background check fee, a $1,000 refundable move-in deposit, pay stubs, employment verification and an executed lease, roughly three weeks for processing, thirty days' notice, and a $500 penalty for non-compliance.

Board approval: None. The Residential Board holds a right of first refusal under the by-laws, and the plan discloses expressly that the Board may exercise it on a proposed sale to a non-occupant purchaser and then resell to an owner-occupant.

Pied-à-terre, LLC and foreign purchasers: Permitted under standard condominium mechanics.

Working capital fund: Two months' common charges for each residential unit and each storage unit, payable at closing.

Flip tax: None described in the plan materials reviewed.

Property taxes: Section 421-a — and the route to eligibility is worth knowing. The property sat inside what the plan calls the Greenpoint-Williamsburg Waterfront Exclusion Area, meaning it could not receive 421-a benefits unless affordable housing was supplied simultaneously. Douglaston satisfied that condition through the companion rental buildings, and HPD recognized the condominium and those rentals together as a single "covered project," with a Greenpoint-Williamsburg Covered Project Agreement recorded against both. The benefit schedule is a 25-year one: full exemption of the increase in assessed value during construction and through year 21 of operation, then 80/60/40/20 percent in years 22 through 25, and full taxation from year 26, with a small "mini-tax" payable throughout. The plan also warns that the exemption would be reduced if commercial, community-facility and accessory space exceeded 12 percent of aggregate floor area.

What that means in practice: during the benefit period the tax line here has been close to nominal — the 2011 amendment projected annual real estate taxes with 421-a benefits of $263 for a 2,655-square-foot penthouse and $102 and $106 for two mid-tower two-bedrooms. Those numbers cannot survive the step-down. Buyers should model the post-benefit tax line, and sellers should expect them to.

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 $1,861/sf (floor-adjusted) across 9 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 1.2% 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 3-02332-7502; 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.

The view is the asset — buy the exposure, not the address. Direct west-facing skyline lines, oblique north or south exposures, and courtyard-facing interior units are three different products at three different prices within the same building. Insist on same-line comparables.

Model the post-421-a tax bill. The plan's own schedule steps the exemption down from year 22 and eliminates it in year 26. The current tax line on a unit here is not the tax line a long-term owner will carry. Run True Monthly Carrying Cost against both the current bill and a fully assessed one.

Storage can trigger the mansion tax. The plan discloses that the state aggregates the storage-unit price and the purchaser's transfer taxes with the apartment price. A contract written just under $1,000,000 can cross the threshold at closing.

Understand what you share. The esplanade and supplemental public access areas at your doorstep are public. The RiverEdge Clubs are not — but they are shared with owners of the other tower, and a tenant's right to use them is assignable from the owner and cannot be exercised simultaneously with the owner's.

Condominium mechanics are fast, with one caveat. No board approval; a right of first refusal instead, which the plan permits the Board to use to favor owner-occupancy on a sale to a non-occupant. Showings are also governed — two open houses per building per day, approved slots only, escorted visitors.

Lead with the exposure and the floor. In a 370-unit tower, the buyer is choosing among lines as much as among buildings. A high, direct-skyline apartment should be marketed and priced against other high, direct-skyline apartments, not against the building's average.

Be first with the abatement conversation. Sophisticated Williamsburg buyers now underwrite the 421-a step-down as a matter of course. Handing them the schedule and a modeled post-benefit carrying cost shortens negotiations; letting them discover it invites a re-trade.

Sell the RiverEdge Club honestly. The indoor pool, spa, screening theater and party rooms are a real amenity tier, and reciprocal access to North Edge's club differentiates the building against the neighborhood's smaller condominiums. It is also a common-charge line item, and buyers cross-shopping a boutique building will ask what they are paying for.

Package storage deliberately, and plan around the showing rules. Storage units are separately conveyed tax lots with real value that interacts with the mansion tax — decide early whether you are selling one with the apartment and price it explicitly. And with two open houses per building per day in approved slots, a staged, appointment-driven campaign generally outperforms a volume approach here.

If you're considering The Edge — South Tower, also evaluate:

• The Edge — North Tower (34 North 7th Street) — the condominium's other tower, sharing the same declaration, the same 421-a covered-project structure and reciprocal RiverEdge Club access; lower, smaller, quieter
• Two Northside Piers (2 Northside Piers) — the closest direct peer: a 30-story waterfront tower of the same rezoning generation two blocks south
• One Northside Piers (1 Northside Piers) — the first tower of the Northside Piers pair, on the same block as its sister and slightly earlier
• Austin Nichols House (184 Kent Avenue) — the waterfront's one true landmark-grade loft conversion; the authenticity-versus-infrastructure alternative
• The Oosten (429 Kent Avenue) — Piet Boon's low-rise courtyard block in South Williamsburg; a different architectural argument at a lower altitude
• The Gretsch (60 Broadway) — the guitar-factory loft conversion at the Southside end of the neighborhood
• 125 North 10th Street — a Northside condominium set back from the water, closer to the Bedford Avenue spine
• Schaefer Landing North (440 Kent Avenue) — the waterfront condominium that preceded the 2005 rezoning; useful for understanding what the rezoning changed
• The Greenpoint (21 India Street) — the same waterfront logic executed a mile north in Greenpoint
• Front & York (85 Jay Street) — the amenity-scale comparison across the borough in DUMBO