253 Gates Avenue
253 Gates Avenue, Brooklyn, NY 11238
Bedford-Stuyvesant, Brooklyn
BBL 3019730054 · BIN 3056552
- Type
- Condominium
253 Gates Avenue is a three-story, single-family house being rebuilt and enlarged into a four-residence condominium, filed with the Attorney General as Maison Hill. The sponsor bought the house for $1.45 million in October 2023, per public records, and the Department of Buildings issued the main permit in July 2024.
The offering totals $8.99 million, or about $2.25 million per residence. The filing allows about 7,937 square feet of construction floor area, roughly 1,980 square feet per home before common areas, so the plan likely prices at roughly $1,150 to $1,350 per square foot, depending on how much of that area ends up inside the homes. Schedule A will settle it.
The plan has not been accepted, so no binding contracts can be signed yet, and no asking prices have been published.
Architecture and residences
Design Studio Associates filed the job in November 2023 as an alteration requiring a new certificate of occupancy, keeping elements of the existing building. The existing house is three stories and 33 feet tall, with one dwelling unit. The filing proposes a cellar, four stories and a penthouse, 50 feet tall, with four dwelling units and a sprinkler system throughout. Separate filings cover partial demolition, support of excavation, new foundations and underpinning of the two-story building next door. The foundation and excavation work was signed off in January and February 2026, and the architect has continued to amend the plans through June 2026.
The Attorney General record classifies the plan as a rehabilitation; the Department of Buildings classifies the work as a new building with existing elements to remain. That classification typically means a largely new structure behind or around retained parts of the original house. Ask which elements were kept, because it affects what a buyer should expect from the walls, floors and facade.
Layouts and finishes have not been published.
Offering and pricing
Per the offering plan filed with the New York State Attorney General (plan CD250311), the plan was submitted September 25, 2025 under the name Maison Hill, with 253 Gates LLC as sponsor. The record lists four residential units and a total offering price of $8,990,000, unchanged since filing. It has not been accepted, and there are no amendments or sales on the record. A year of review without acceptance is not unusual for a small plan, but ask the sponsor where the review stands.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 limits apply to a building on its own. It is still covered if it shares a tax lot or condominium board with buildings totaling over 50,000 sq ft; confirm on DOB’s covered-buildings list.
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Buying here? Condo closing costs with a mortgage typically run 3 to 6% of the price. See NYC co-op and condo closing costs, line by line.
What to know if you’re buying
Pre-acceptance. Until the Attorney General accepts the plan, the sponsor cannot sign purchase contracts or take deposits or reservations, binding or non-binding; an interest list does not secure a unit.
What was kept. Ask for the scope of retained structure and the age of the systems. A conversion that keeps old party walls and joists carries different maintenance risk than a ground-up building.
Delivery. Ask for the construction schedule and the target date for a temporary certificate of occupancy.
Closing costs. In sponsor sales the buyer customarily pays the New York State transfer tax (0.4%) and the New York City real property transfer tax (1.425% above $500,000), plus the state mansion tax: 1.25% from $2 million to $3 million. Use the calculators below.
Carrying costs and abatement. The plan's budget will set common charges and projected taxes. No tax abatement has been confirmed in this review.
Comparable buildings
If you're considering 253 Gates Avenue, also look at these Bedford-Stuyvesant and Clinton Hill condominiums:
- 315 Gates Avenue — Karl Fischer–designed condominium at Bedford Avenue
- 41 & 49 Franklin Avenue — seven-story, 32-residence condominium with a plan submitted in February 2026
- 481 DeKalb Avenue — DeKalb Gardens, 15 residences, offering plan filed May 2026
- 524 Halsey Street — 31-unit condominium in the former Opera Stable garage
- 82 Irving Place — The Carlton, a 28-unit elevator condominium in Clinton Hill
More Bedford-Stuyvesant buildings
- 222 Skillman Street — 2003 condominium
- 226 Clifton Place — 2017 condominium by Karl Fischer Architects
- 244 Franklin Avenue — condominium
- 256 Putnam Avenue — 1899 condominium
- 259 Halsey Street — 2024 condominium
- 262 Skillman Street — 2006 condominium
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Bedford-Stuyvesant.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at Maison Hill, per the offering plan?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com