28 Herbert Street (28 Herbert)
28 Herbert Street, Brooklyn, NY 11222
BBL 3027257502 · BIN 3067935
- Year built
- 2025
- Type
- Condominium
- Units
- 16
- Floors
- 6
- Landmark
- No
- Pets
- Permitted per management-sourced records
Every recorded sale at this building, 2025–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,616
- Listing discount
- 0.0%
- Recorded sales
- 17
- On record
- 2025–2026
Northern Brooklyn has produced a great deal of new condominium inventory over the last decade, and almost all of it argues the same way: waterfront glass, amenity floors, a large unit count spread across a large plate. 28 Herbert argues from the opposite end. Sixteen residences, six stories, an interior-block site three-quarters of a mile from the East River, and a construction standard rather than a view as the headline.
The building was built to Passive House standards and is marketed as Williamsburg's first Passive House-certified, carbon-neutral condominium. That is a real distinction in a borough where almost nothing at this scale is built to that envelope. In practice it means a continuous airtight and thermally broken exterior wall, triple-glazed windows, and mechanical ventilation with filtration rather than trickle infiltration through leaky assemblies. The consequences a buyer actually feels are quiet — the acoustic performance of a triple-glazed airtight wall two blocks from the Brooklyn–Queens Expressway corridor is materially different from a conventional building's — and stable interior temperature with a much smaller heating and cooling load. The consequence a buyer should verify is the certification itself: ask for the certificate and the energy model rather than accepting the description.
The second thing worth understanding is the shape of the building's ownership. Every one of the sixteen residences sits on the second floor or above. The entire ground floor is commercial and community-facility space held as two separate condominium units on lots 1101 and 1102. That is a common structure in R6 districts with a commercial overlay, and it has two practical effects: the residential units carry a smaller share of the common charges than a purely residential building of the same size would, and the identity of the ground-floor occupants is a variable outside the residential owners' control. Read the declaration and by-laws on the allocation of common interest and on what uses the commercial and community-facility units may put their space to.
The third is timing. The new-building application was pre-filed in November 2017 and permitted in March 2023; the development entity took title in November 2022; the first certificate of occupancy issued in July 2025 and the first closings recorded that same month. PLUTO's 2023 year-built figure describes the permit, not the building. Anything that reads a 2023 completion — including automated valuation output and comparable-set screening — is working from the wrong vintage.
Architecture and unit composition
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.
Building operations
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 rather than a 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 it carries none of the five-year cyclical inspection, filing, scaffold and repair cost that dominates the capital agenda at taller buildings in the same submarket. Over a ten-year hold that is a real number.
Policy framework
Ownership form: Condominium. Transfers close through a right of first refusal rather than a board approval, which produces the faster and more predictable closing timeline that distinguishes condominium ownership in northern Brooklyn from the co-op stock further south and east.
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: No abatement of any kind. Underwrite full unabated taxes on the specific unit from day one.
Recent sales
28 Herbert closed its first residences in July 2025 and has recorded unit deeds steadily through mid-2026, covering most of the sixteen-residence sellout. It is too young and too small to have a resale record, which means pricing here is a line-and-floor exercise rather than a building-average one.
On a price-per-square-foot basis the building sits in the boutique new-construction band for the Greenpoint–Williamsburg border rather than in the waterfront tower band, and the correct comparable set is other small, recently delivered, non-waterfront condominiums in the same submarket — not the large amenity buildings on Kent Avenue and the Northside piers, whose common charges, unit counts and buyer pools are structurally different. The absence of any tax abatement is the single largest variable between the headline price and the true monthly number, and it does not step up later. Set against that, the Passive House envelope produces an unusually low utility load and the sub-FISP building height removes a recurring capital-cost category — two carrying-cost advantages that a buyer comparing to abated inventory should price rather than ignore. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, curated by The Roebling Team research desk. 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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Aug 12, 2026 | 3BSponsor Sale | 2 BR · 2 BA · 1,407 sf | $2,199,000 | $1,563/sf | +0.0% |
| Jul 1, 2026 | 5CSponsor Sale | 1,358 sf | $2,137,500 | $1,574/sf | off-mkt |
| May 29, 2026 | 5BSponsor Sale | 3 BR · 2 BA · 1,573 sf | $2,650,000 | $1,685/sf | +0.0% |
| Apr 14, 2026 | B4Sponsor Sale | 3 BR · 2.5 BA · 1,573 sf | $2,645,000 | $1,682/sf | +1.9% |
| Jan 16, 2026 | 5CCSponsor Sale | 2 BR · 2 BA · 1,358 sf | $2,250,000 | $1,657/sf | +0.0% |
| Nov 21, 2025 | 4CSponsor Sale | 2 BR · 2 BA · 1,358 sf | $1,950,000 | $1,436/sf | -2.3% |
| Nov 20, 2025 | 4AASponsor Sale | 2 BR · 2 BA · 1,427 sf | $2,380,000 | $1,668/sf | -0.8% |
| Sep 30, 2025 | 3ASponsor Sale | 3 BR · 2 BA · 1,587 sf | $2,295,000 | $1,446/sf | -15.0% |
Market read. Most recent trades (2026) cleared a median $1,616/sf across 4 sales. Median listing discount 0.0% from the last ask.
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 3-02725-7502) 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; square footage from recorded condo declarations and offering plans.
What to know if you’re buying
Fix the vintage before you comp it. The building was completed in 2025. City data says 2023. Any comparable-set screen or automated valuation that treats this as a 2023 building is mis-dated by two years in a market where two years matters.
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. There is no 421-a, no 485-x and no J-51 here. Construction started in the window between the expiration of one program and the start of the next, and the building carries the consequence.
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.
What to know if you’re selling
Lead with carry, not with finishes. The Passive House envelope and the sub-FISP building height are two structural carrying-cost advantages that competing buildings in the submarket cannot claim. Present them with numbers — a year of actual utility bills is the most persuasive document you have.
Correct the record proactively. Public data mis-states the completion year, 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.
Comparable buildings
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 loft-conversion condominium; the pre-war alternative at comparable scale
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.
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