275 Manhattan Avenue
273–275 Manhattan Avenue, Brooklyn, NY 11211
BBL 3027697501 · BIN 3397072
- Year built
- 2009
- Type
- Condominium
- Units
- 14
- Landmark
- No
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 275 Manhattan Avenue 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.
275 Manhattan Avenue is a 14-apartment condominium with one of the longest-running tax benefits in Williamsburg. The Department of Finance roll carries a 25-year 421-a exemption on every lot. 421-a is the city's tax benefit for new residential construction, and it exempts the value the new building added to the land. On the 2026/27 roll it still removes about 95 percent of each apartment's taxable assessed value, and the full benefit runs for about five more tax years. For a buyer, that is the largest single number in the carrying cost. It is also a scheduled step-up that has to be priced in.
The record also settles a question that city data leaves open: this is not a converted prewar building. The 1920 in some aggregate data belongs to the buildings that stood here before. The sponsor entities bought the two lots in 2005, demolished what was on them, and filed plans in March 2006 for two new four-story buildings of seven apartments each. They also bought development rights from the house next door, recording a zoning-lot declaration and an easement with 277 Manhattan Avenue in August 2007. The buildings were finished at the turn of 2010, and the sponsor closed all 14 apartments between January 2010 and May 2011. Every apartment went to a separate buyer. The sponsor holds no residences, and the building passes the for-sale test.
Architecture and unit composition
The two buildings mirror each other. 275 Manhattan Avenue has the A and B lines and 273 has the C and D lines, two apartments per floor on floors one through three, and one top-floor apartment in each building. The top-floor apartments, 4A and 4B, are the largest above-grade units. The first-floor B and D apartments are larger on the roll, likely because the figure includes below-grade space.
The condominium deeds more than apartments. Storage units S1 through S9 are separate tax lots, and the sponsor conveyed each one with an apartment. Roof units R1 through R4 are also separate lots. R1 and R2 conveyed with apartment 4B at 273, and R4 with apartment 4A at 275. R3 was deeded to the condominium itself in 2011. Whether R3 is used as common roof space, and on what terms, is not documented in the records reviewed. A buyer of a top-floor apartment should confirm that the contract and title report list every roof and storage lot that goes with it.
Building operations
The 421-a schedule. The exemption roll records code 5114, the 25-year 421-a program, on all 27 lots, with a benefit start of 2010/11 and a pre-construction base year of 2006. Under the statutory 25-year schedule, the exemption stays at full value for 21 years and then steps down 20 percent a year over the last four. For this building that means full benefit through about fiscal 2031, a step-down across fiscal 2032–2035, and full taxes from about fiscal 2036 (July 2035). We found no recorded affordable-housing regulatory agreement on the lots, and the records reviewed do not explain why the building qualified for the 25-year term rather than a shorter one. Confirm the schedule against the current bill.
What that means in dollars. At 2026/27 values and a Class 2 rate of about 12.5 percent, our estimate is that a typical apartment here pays roughly $280 to $490 a year in real-estate tax today. On the same assessments without the exemption, the bill would be roughly $5,600 to $9,800 a year. That is the scale of the step-up coming in the 2030s, before any growth in assessed value. These are estimates from the roll, not bills.
The records reviewed include no audited financial statements, budget or house rules, and management is not documented. With 14 apartments, the condominium's common charges, reserves and insurance are spread thin, so a buyer's questionnaire should ask about roof and façade condition and any capital plan. It should also ask how the association uses the roof lot it owns.
Recent sales
Resales here are infrequent, as expected for 14 apartments: two in the 24 months to September 2026, following one in 2024. The top-floor apartments with deeded roof lots have been the building's highest-priced sales, The first-floor A and C units were the lowest-priced sponsor sales and have not resold since. Through 2025, the building's near-zero tax bill was a real advantage against fully taxed Williamsburg condominiums of the same vintage. That advantage will narrow on a known schedule from fiscal 2032. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
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 |
|---|---|---|
| Dec 8, 2025 | S7 | $1,475,000 |
| Sep 9, 2025 | 3A | $1,325,000 |
| Feb 16, 2022 | — | $1,100,000 |
| Feb 3, 2022 | R4 | $1,660,000 |
| Dec 7, 2020 | 3A | $999,000 |
| Apr 24, 2019 | S7 | $1,207,000 |
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 3-02769-7501) 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.
Keep up with 275 Manhattan Avenue and its market
The Roebling Report, monthly: Manhattan sales data and analysis, including buildings like275 Manhattan Avenue. 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
Price the tax clock, not today's bill. Today's bill is a few hundred dollars a year. A buyer who holds past 2035 will pay the full bill. Model both, and adjust for the remaining years of benefit at your expected hold.
Confirm every lot in the contract. Storage and roof units are separately deeded. If they come with the apartment, their lot numbers belong in the contract and on the title report.
Get the governing documents early. No offering plan is on file with us. Leasing, pets and any right of first refusal have to come from the declaration, by-laws and the managing agent.
What to know if you’re selling
The abatement is your headline, and it is shrinking. Each year of remaining full benefit is worth something to a buyer. Selling before the fiscal 2032 step-down keeps that number large.
Sell the storage and roof lots with the apartment. They are what separate a 14-unit building's apartments from each other, and bundling them avoids a second transfer.
Comparable buildings
- 14 Hope Street: a 23-residence Williamsburg condominium with the same 25-year 421-a code, start year and base year
- 100 Maspeth Avenue: a larger 2007 condominium whose 25-year benefit is still at full value
- 1 Powers Street: a 31-residence 2009–10 Williamsburg condominium with an active 25-year exemption
- 415 Leonard Street: a 2008 condominium to the north near McCarren Park, also filed by Robert Scarano Jr.
- 135 Jackson Street (The Jacksonia): 2008 low-rise condominiums to the north whose 15-year benefit has already expired, a preview of full taxes
- 710 Metropolitan Avenue: a nearby Graham Avenue–area conversion carrying no exemption
- 88 Withers Street: a 2019 condominium to the north, from the next building cycle
- 280 Metropolitan Avenue: a 28-residence 2016 Williamsburg condominium
More Williamsburg buildings
- 258 Richardson Street, 258 Richardson Street and 252 Richardson Street — 2005 condominium
- 26 Broadway, Brooklyn (Bridgeview Towers) — 2006 condominium
- 270 Wallabout Street — 2005 condominium by Karl Fischer Architects
- 280 Metropolitan Avenue — 2016 condominium
- 308 North 7th Street (308 N7) — 2019 condominium by Isaac & Stern Architects
- 330 Wallabout Street — 2022 condominium
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.
Considering a move at 275 Manhattan Avenue?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.