- Year built
- 2023
- Type
- Condominium
- Landmark
- No
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 265 20th Street would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.
265 20th Street is an eight-residence condominium built on a 4,942-square-foot lot in the South Slope. The sponsor sold every unit within nine months of closings starting, for a combined $14.13 million, about 93 percent of the $15.19 million offering total.
That makes it one of the cleaner data sets for small new construction in the area. Every price is recorded, the sizes are published for most homes, and the spread runs from about $1,040 per square foot for the garden duplexes to about $1,350 per square foot for the second-floor homes. Every sale here is now a resale.
Architecture and residences
The new-building application was filed in September 2022 and first permitted in May 2023. It describes a four-story, eight-unit apartment building, 50 feet tall, with about 12,988 square feet of construction floor area and a penthouse level, built with underpinning of the neighboring houses at 261 and 267 20th Street. The job was signed off with a certificate of occupancy in January 2025.
Listing records describe a hand-laid brick facade, ceilings of about 10 feet (10 feet 10 inches on the upper penthouse level), rift-and-quartered white oak floors, kitchens with custom wood cabinetry, quartz waterfall islands, panel-ready refrigerators and Bertazzoni induction ranges, Carrara marble baths with Brizo fixtures, and three-zone central air. Most homes have private outdoor space: garden duplexes on the lower floors and penthouse duplexes with ipe-decked terraces. Shared spaces listed are a common roof deck, a gym, private storage and a video intercom. One listing record shows cats and dogs permitted; confirm the pet rules in the by-laws.
The marketing names (Garden L and R, 2L and 2R, PH L, R, E and W) do not map one-to-one onto the condominium unit numbers in ACRIS (1L, 1R, 2L, 2R, 3L, 3R, 4L, 4R). Match the unit number on the deed before comparing a sale to a listing.
Offering and pricing
Per the offering plan filed with the New York State Attorney General (plan CD240099), the plan was submitted March 29, 2024, accepted July 23, 2024 and declared effective December 13, 2024, with Heights of Greenwood LLC as sponsor and eight residential units. The total rose from $15,020,000 to $15,185,000, an increase of $165,000. The database records two units sold, a figure it has not updated since closings began. The Attorney General's plan page returned no data on the day this page was written, so the amendments were not reviewed.
Asking prices in listing records from 2024 and 2025:
| Residence (marketing name) | Beds / baths | Size | Ask | Notes |
|---|---|---|---|---|
| Garden R | 2 / 2.5 | 1,901 sf | $2,295,000 | Duplex with garden |
| Garden L | 3 / 3 | 1,894 sf | $2,195,000 | Duplex with garden |
| PH R | 3 / 2 | 1,282 sf | $1,895,000 | Duplex, two terraces; common charges $471, taxes about $12,216 a year |
| PH L | 3 / 2 | — | $1,749,000 to $1,825,000 | Two different asks in listing records |
| PH E | 3 / 2 | 1,282 sf | $1,790,000 | |
| PH W | 3 / 2 | 1,283 sf | $1,725,000 | |
| 2L | 3 / 2 | 1,213 sf | $1,695,000 | Common charges $399 |
| 2R | — | — | $1,675,000 | Common charges $398 |
Common charges in the $400 to $475 range on homes near $1.7 million are low for new construction. Read the plan's first-year budget before relying on them.
Recorded sales
| Unit (ACRIS) | Price | Deed dated |
|---|---|---|
| 2R | $1,613,926 | March 7, 2025 |
| 3L | $1,705,000 | March 28, 2025 |
| 4R | $1,765,969 | April 2, 2025 |
| 2L | $1,635,000 | April 9, 2025 |
| 3R | $1,680,000 | May 16, 2025 |
| 1R | $1,999,985 | August 15, 2025 |
| 1L | $1,975,000 | August 20, 2025 |
| 4L | $1,756,000 | November 24, 2025 |
ACRIS names Heights of Greenwood LLC as seller on the deeds checked. Unit 2L closed at $1,635,000 against a $1,695,000 ask, about $1,348 per square foot on the listed 1,213 square feet. The two ground-floor duplexes closed near $2.0 million against asks of $2.2 million to $2.3 million, about $1,040 to $1,050 per square foot on roughly 1,900 square feet, if units 1L and 1R are the garden homes (our reading of the unit numbering). Odd-cent amounts such as $1,613,926.25 usually mean the price was grossed up to cover transfer taxes the sponsor paid. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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.
See full Local Law 97 analysis →What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 265 20th Street and nearby.
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.
Keep up with 265 20th Street and its market
The Roebling Report, monthly: Manhattan sales data and analysis, including buildings like 265 20th Street. Unsubscribe anytime.
We’ll use your email for The Roebling Report and note your interest in this building. See our privacy policy.
What to know if you’re buying
Every purchase is a resale. The sponsor has no inventory left. Use the eight recorded deeds as the baseline, and adjust for floor, outdoor space and the year since the sponsor sold.
Match the unit. Listings use marketing names; deeds use condominium unit numbers. Confirm which is which before comparing.
Carrying costs. Listing records show common charges of about $400 to $475 a month and taxes near $1,000 a month on a penthouse home. No tax abatement was found in this review. Confirm the current bill with the Department of Finance.
Closing costs. In a resale the buyer pays the state mansion tax of 1% at $1 million and above, plus title and recording costs; the seller pays the transfer taxes. Use the calculators below.
Board and reserves. With the sponsor sold out, owners control the board. Ask for the current budget, the reserve balance and any planned assessment.
Comparable buildings
If you're considering 265 20th Street, also look at these small South Slope condominiums:
- 248 20th Street — 1899 house on the same street being enlarged into four condominiums, plan accepted July 2026
- 249 18th Street — five-residence new construction with asks near $1.98 million
- 270 14th Street — Townhouse 270, four residences with sponsor closings from 2026
- 241 13th Street — four-residence new construction by Sears Tambasco Architecture
- 333 14th Street — seven-residence condominium with an automated parking garage
- 179 20th Street — Lumina, an 11-story, 26-residence condominium on Fourth Avenue
More Park Slope buildings
- 251 1st Street — 2015 condominium by Isaac & Stern Architects
- 261 Garfield Place — co-op
- 262 17th Street — 1899 condominium
- 267–269 8th Street, 267 and 269 8th Street — 2008 condominium
- 267–273 1st Street — 2003 condominium
- 269 4th Avenue (Six Garfield), 269 Fourth Avenue — condominium
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Park Slope.
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 265 20th Street?
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