28 Herbert Street (28 Herbert)

The building occupies a corner position on a 6,735-square-foot lot with 88.5 feet of frontage, and the design makes the corner the whole argument: the elevation curves rather than turning, with large window openings carried around the radius. It is a restrained building otherwise — six stories, 75 feet to the roof, no setback theatrics — and the curve reads as a deliberate, single move rather than as decoration.

The residential stack is small and legible. Five residences on the second floor, three each on the third, fourth and fifth, and two penthouses at the top. Layouts run from a studio through three bedrooms. Every residence has in-unit laundry and central heating and cooling; the Passive House envelope means the mechanical system is doing considerably less work than the equivalent system in a conventional building of this size, which shows up in the utility line rather than in the common-charge line.

Because the site is an interior-block Brooklyn lot rather than a waterfront one, exposures rather than views are what separate one residence from another here. Walk the specific unit and establish which windows face the street, which face a rear or side yard, and what could be built on the adjoining lots — the surrounding block is low-rise and, under R6 with a residential FAR of 2.43, developable.

28 Herbert runs lean by design. There is no attended lobby: entry is by video intercom with a virtual doorman service, and the building is served by an offsite superintendent, with no resident manager. The amenity program is compact and useful rather than expansive — a double-height furnished lobby, a mail and package room, a fitness center with adjoining outdoor space, an outdoor children's play area, and a furnished roof terrace with cabanas offered separately from the residences.

For sixteen residences that staffing and amenity model is the right one, and it is the main reason common charges at a building of this size can stay reasonable. Two lines still deserve attention in the budget. First, the Passive House mechanical systems — energy recovery ventilation and filtration — are common-element equipment with a service and filter-replacement schedule; ask what the maintenance contract costs and who holds it. Second, the building is new enough that its operating history is thin, and the sponsor may still hold unsold inventory. Ask for the current budget, the reserve position, the number of unsold units, and the status of the sponsor's obligations under the offering plan before contract.

One structural advantage belongs in the same conversation. At six stories the building is below the threshold for the city's Façade Inspection and Safety Program, so the five-year FISP filing requirement does not follow from the stated height. Façade inspections, maintenance, scaffolding and repairs can still be necessary; assess their expected costs from the building’s condition and records.

Ownership form: Condominium. Transfers close through a right of first refusal rather than a board approval.

Pets: Permitted per management-sourced records. Confirm weight and breed rules in the house rules.

Subletting, pied-à-terre, LLC, trust and foreign ownership: All permitted. Minimum lease terms, if any, should be confirmed with the managing agent.

Guarantors, co-purchasing, parental purchasing and gifting: All permitted per management-sourced records — the full range of structures that a cooperative would screen.

Minimum down payment: 10 percent per management-sourced records.

Flip tax: None per management-sourced records. Confirm against the offering plan whether any resale capital contribution applies.

Real estate taxes: The assessment roll shows no exemption. Check the specific unit's current tax bill for any abatement before underwriting.

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 $1,616/sf (floor-adjusted) across 4 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 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-02725-7502; 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.

Fix the vintage before you comp it. City data says 2023, the permit year. DOB issued the first certificate of occupancy on July 16, 2025 and the first deeds recorded that month. Date any comparable-set screen or automated valuation from the 2025 occupancy record, not the 2023 field.

Ask for the Passive House certificate. The envelope is the product. Certification, the energy model, and the ventilation-system maintenance contract are three documents that should be in the file before contract.

Confirm how parking conveys, if it conveys. Management-sourced records list on-site parking for sale; the recorded condominium schedule shows no parking unit lots and PLUTO shows no garage area. Get the answer in writing.

Underwrite full taxes. No 421-a, 485-x or J-51 benefit appears in the Department of Finance exemption detail. The construction dates fall inside 485-x's window (projects commenced after June 15, 2022), so the absence is not a gap between programs; the public record does not show whether the project applied or failed another requirement. Pull the specific unit's tax bill before underwriting.

Understand the ground floor. A commercial unit and a community-facility unit occupy the entire base as separate condominium units. Read the declaration on permitted uses and on common-interest allocation, and know what may operate below you.

Ask about the temporary certificate of occupancy. The building has been renewing a TCO since July 2025. This is ordinary for a small recent delivery, but the path and timeline to a final certificate is a fair question for the sponsor's counsel.

Lead with carry, not with finishes. Compare the Passive House envelope and six-story height with the specific alternatives, using actual utility bills and maintenance budgets; these features alone do not establish lower total costs. Present them with numbers — a year of actual utility bills is the most persuasive document you have.

Correct the record proactively. PLUTO's year-built field shows the 2023 permit year rather than the 2025 occupancy date, and third-party building pages carry inconsistent neighborhood assignments. Get in front of both in the marketing rather than letting them surface in a buyer's own research.

Price against boutique, not against the waterfront. The right comparable set is small non-waterfront new construction on the Greenpoint–Williamsburg border. Waterfront towers price on view and amenity; this building prices on envelope, layout and monthly carry.

Same-building comparables are thin by construction. With sixteen residences and a sellout that ran from mid-2025 into 2026, resale pricing depends on line- and floor-specific analysis. Expect to build the argument from first principles.

If you're considering 28 Herbert, also evaluate:

• 171 Calyer Street (The Calyer) — boutique Greenpoint condominium; the closest peer on scale and interior-block siting
• 29 Huron Street (The Huron) — Greenpoint waterfront condominium; the full-amenity alternative at a different price and common-charge tier
• 50 Greenpoint Avenue — Greenpoint new construction; a design-led alternative in the same submarket
• 21 India Street (The Greenpoint) — the large-tower Greenpoint alternative, with the amenity load that comes with it
• 80 Metropolitan Avenue — Williamsburg condominium on the East Williamsburg side; comparable non-waterfront positioning
• 125 North 10th Street — Northside Williamsburg condominium; the mid-size full-service comparison
• 49 North 8th Street (North8) — Williamsburg condominium off the waterfront; similar buyer pool, larger building
• Timber House (670 Union Street) — Brooklyn's mass-timber condominium; the other address in the borough where the construction standard is the product
• 214 North 11th Street (Warehouse 11) — Williamsburg condominium; confirm its original construction and any conversion history before comparing building systems