270 Wallabout Street
270 Wallabout Street, Brooklyn, NY 11206
BBL 3022647518 · BIN 3378371
- Year built
- 2005
- Type
- Condominium
- Units
- 28
- Floors
- 7
- Landmark
- No
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 270 Wallabout 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.
Block 2264, bounded by Wallabout Street, Marcy Avenue, Flushing Avenue and Lee Avenue, holds more than twenty condominium billing lots, most of them small mid-2000s regimes built in pairs. Several carry the Garden Estates name. 270 Wallabout Street is Garden Estates #1, and it is easy to misfile: the tax roll lists it under 268 Wallabout, the building people ask about is 270, and the two are one condominium.
The second point is the tax position. The building's 15-year 421-a has run its full course. Every unit lot shows a zero exemption from the fiscal 2023 roll onward, so the current bill is the long-run bill.
The third point is that the for-sale question is settled. Garden Holdings, LLC sold all 28 apartments between March 2006 and June 2007, each to a separate buyer, and the unit lots remain in separate hands. There is no sponsor inventory and no rental block. This is a mature, fully sold condominium approaching its twentieth year of owner control.
Architecture and unit composition
Two seven-story buildings by Karl Fischer, filed the same day in 2002 and signed off together in 2006. The plans are close to identical. Each stacks two apartments per floor. On floors two through six the A line is about 1,224 square feet at 268 and 1,200 at 270, and the B line about 1,172 at 268 and 1,197 at 270. The ground floor is where the two buildings differ: at 268, 1A is about 1,315 square feet and 1B about 1,087; at 270 the order reverses, 1A about 1,115 and 1B about 1,315. The seventh floor is the smallest level in both buildings at about 900 to 950 square feet a unit.
A single owner holds 6A and 6B at 270, and another holds 7A and 7B at 268. Whether either pair has been physically combined is not documented in the records reviewed; the unit lots remain separate on the tax roll.
Bedroom counts, exposures and outdoor space are not documented in the records reviewed and should be read from the floor plans.
Building operations
The 421-a has expired. The Department of Finance exemption file shows a 15-year 421-a exemption (code 5113) on all 28 unit lots, from a 2002 base year with benefits starting in fiscal 2008. The exempt amount roughly halved between the fiscal 2021 and fiscal 2022 rolls and is zero from fiscal 2023 onward. The fiscal 2027 roll shows no exemption of any kind.
At the fiscal 2027 assessments and a Class 2 rate of roughly 12.5 percent, that works out to about $7,000 to $7,500 a year on the seventh floor, about $9,000 to $10,500 on floors two through six, and about $12,000 to $16,000 on the ground floor, where the assessments run well above the upper floors. Units at 270 are assessed slightly higher than the matching units at 268. These are our estimates from the roll, not bills. Ground-floor owners may want a tax certiorari attorney to look at that gap.
Operating detail (staffing, the budget, reserves, any assessments and the capital record of a 20-year-old building) is not documented in the records reviewed. On a building of this age, ask about roof, facade and mechanical replacement cycles.
Recent sales
Resales are infrequent. ACRIS shows roughly one deed a year across 28 apartments since the sellout, and many of those are transfers between family members or into trusts and LLCs rather than market sales. Many apartments have never resold. The building trades against South Williamsburg's mid-2000s condominium stock, not against the new construction of the 2020s. Within that set, the variables are size, floor and condition, and most of the cohort has come off its 421-a, which puts the tax comparison close to even. Against newer abated stock the comparison runs the other way until those abatements burn off. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Jul 28, 2025 | 2A | $1,400,000 |
| Dec 16, 2016 | 3B | $560,000 |
| Apr 20, 2016 | 5A | $560,000 |
Sales sourced from NYC Department of Finance recorded transfers (BBL 3-02264-7518) 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.
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.
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What to know if you’re buying
Identify the lot, not the name. Your contract, title report and lender file should carry billing lot 7518 and the specific unit lot: 2201–2214 for 268 Wallabout, 2215–2228 for 270. Several Garden Estates condominiums share this block, and the tax roll's address differs from the one on the door.
The tax number is final. The abatement has expired, so there is no step-up ahead, only assessment changes.
Get the documents from the managing agent. No offering plan was located. Pets, leasing rules, any resale contribution, the budget and reserves all have to come from the managing agent and the governing documents.
Confirm the certificate of occupancy. It is not in the digitized record. Your attorney should pull it from the Department of Buildings.
What to know if you’re selling
Present the tax bill plainly. Buyers comparing against abated buildings will ask. A fully expired 421-a means nothing to disclose and no increase coming.
Price by floor. With identical stacks on floors two through six, the comparison within the building is clean. The seventh-floor and ground-floor units need their own comparables.
Comparable buildings
- 434 Marcy Avenue: Garden Estates Condominium #5 on the same block, same sponsor, same architect and the same expired 15-year 421-a, with larger apartments
- 330 Wallabout Street: a 2020s condominium a block east on Wallabout Street with large-format apartments and no abatement; the new-construction alternative
- 342 Wallabout Street: the neighboring new condominium on the former Pfizer block, still in sponsor sell-out
- 20 Bayard Street (The Bayard Views): a Karl Fischer condominium whose 15-year 421-a reached zero on the fiscal 2025 roll; the same tax position, a few years later
- 415 Leonard Street: a seven-story Williamsburg condominium with an expired 421-a
- 440 Kent Avenue (Schaefer Landing North): the established South Williamsburg waterfront alternative of the same era
More Williamsburg buildings
- 256 North 9th Street — 2022 condominium
- 258 Richardson Street, 258 Richardson Street and 252 Richardson Street — 2005 condominium
- 26 Broadway, Brooklyn (Bridgeview Towers) — 2006 condominium
- 275 Manhattan Avenue — 2009 condominium
- 280 Metropolitan Avenue — 2016 condominium
- 308 North 7th Street (308 N7) — 2019 condominium by Isaac & Stern Architects
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Williamsburg.
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.
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