315 St Johns Place
315 St Johns Place, Brooklyn, NY 11238
BBL 3011710002 · BIN 3029330
- Year built
- 1921
- Type
- Cooperative
- Units
- 47
- Floors
- 6
- Landmark
- No
- Amenities
- Elevator, laundry room, bike room and storage areas. Residents have no roof access under the house rules
- Flip tax
- A capital reserve replenishment fee of 1.5 percent of the sale price, due at closing, plus a $1,000 transfer fee, per the corporation's purchase application
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at "The Belnord" appears in some aggregate records. It does not appear in the offering plan, the corporation's documents or city records reviewed for this page. The building has no connection to the Belnord on the Upper West Side 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.
315 St Johns Place and its neighbor at 295 are a matched pair. Both are six-story prewar elevator buildings a block east of Grand Army Plaza. Both were bought by Rose Hill Associates in 1984, gut-renovated and sold as cooperatives. Both sit just outside the Prospect Heights Historic District, which here takes in only the corner lot and the Underhill Avenue row. For a buyer, that combination means prewar construction, a full late-1980s renovation, and exterior work that goes through DOB without Landmarks review.
The conversion was a sponsor renovation, not a tenant buyout. The plan describes the building as being fully renovated by the sponsor, with work due to finish October 1, 1987, and offered all 47 apartments to purchasers. ACRIS shows Rose Hill financing the work through Chase Manhattan and loans assigned to The Community Preservation Corporation, a nonprofit lender that specializes in multifamily rehabilitation. It deeded the building to the corporation on December 29, 1987. The city certified about $818,600 of rehabilitation cost under J-51 in 1989.
The sponsor sold out long ago. In April 2000, Amendment 14 reported four unsold apartments. By July 2000, Amendment 15 listed only two. ACRIS shows all four reselling between individual owners by 2017. There is no sponsor position left in this building.
Architecture and unit composition
The building is 100 feet wide on St Johns Place and 141 feet deep. That depth is typical of a courtyard or light-well plan with several apartment lines per floor. ACRIS designations run from A to H on each floor, consistent with eight apartments on a typical floor across six floors. Listing and DOB records show at least one top-floor duplex with a penthouse level.
DOB filings show steady apartment renovation: kitchen and bath work, partition changes, and a 2014 interior rebuild of apartment 6C that included a stair. Since 2021, owners of several apartments have installed ductless heat-pump systems, which gives those lines cooling and supplemental heat independent of the building's gas-fired plant. In 2025 the corporation obtained approval to install a chair lift and rebuild the interior stair at the lobby, adding a lift over the entrance steps.
Building operations
Underlying mortgage. In October 2025 the corporation recorded a $3.5 million first mortgage and a $500,000 credit line with National Cooperative Bank. It then paid off the Valley National Bank loan it had taken in 2020, a $1.5 million, ten-year loan at 3.3 percent fixed with a $400,000 line, per the 2019 audited statements. The new loan is more than twice the size of the one it replaced, and its timing lines up with the 2025 exterior permits. Ask for the rate, maturity and amortization of the 2025 loan and how the proceeds are being spent. They are the biggest single factor in maintenance for the next decade.
Façade and roof. Local Law 11, the city's Façade Inspection Safety Program, requires periodic inspections of taller buildings. Reports use three ratings: safe; "safe with a repair and maintenance program" (SWARMP), meaning conditions to fix within the cycle; and unsafe. The building was rated SWARMP in Cycle 6 (2008), safe in Cycle 7 (2012), SWARMP in Cycle 8 (2019) and safe in Cycle 9 (2022). DOB NOW shows a façade repair permit in 2024 and, in the summer of 2025, permits for façade and roof repairs, a suspended scaffold, a pipe scaffold and a sidewalk shed. Exterior work was active through 2025, ahead of the next inspection cycle.
Assessments. The corporation levied a $374,204 capital assessment in 2018, payable in a lump sum, three installments or 24 monthly payments, per the audited statements. As of April 2000 an ongoing security assessment paid for an evening doorman from 5 p.m. to 1 a.m. Ask whether any assessment is running now.
Rooftop telecom income ended. For more than two decades the corporation leased roof space to Sprint for a cellular installation, about $29,000 of revenue in 2019. A November 2022 DOB NOW filing covers decommissioning that site and removing the antennas, radio units and grade-level equipment platform. The budget has lost that revenue.
Heating plant. The plan called for gas-fired, master-metered heat and hot water. The boiler and burner were replaced in 2009.
Operating shape. Real estate taxes were about $386,000 in 2019, close to half of operating expenses, per the audited statements. The corporation has used an engineering firm to estimate some future major repairs but has no full reserve study.
J-51 history. J-51 is a city tax benefit for rehabilitation. It combines an exemption on added assessed value with an abatement, a credit of part of the certified cost against taxes. DOF records three grants on this lot, none active:
- 1977: A 90 percent abatement on $29,800 of certified cost, credited through the early 1980s.
- 1989 (the conversion renovation): A 90 percent abatement on about $818,600 of certified cost. The exemption phased out after the 2002 tax year, and abatement credits ended in the 2007 tax year.
- 2004: A 90 percent abatement on $16,000 of certified cost. Exhausted in the 2014 tax year.
Primary-residence shareholders receive the city's co-op/condo abatement.
Policy framework
- Flip tax: A capital reserve replenishment fee of 1.5 percent of the sale price, due at closing. The application does not say which side pays. Confirm with the managing agent.
- Transfer and application fees: A $1,000 transfer fee plus any attorney or professional costs to the corporation, a $250 review fee, and refundable move-in and move-out deposits with per-day moving fees.
- Subletting (policy effective June 14, 2010): The owner must occupy the apartment as a primary residence for one year first. Sublets are capped at three consecutive years, followed by two years of owner occupancy or vacancy before a new request. Sublet fees are 10, 18 and 25 percent of monthly maintenance in years one through three. Summer sublets of up to three months carry their own fee schedule. Normally one sublease is approved per calendar year.
- Pets: Small domestic animals or birds are permitted. Pets may not be walked in public areas.
- Alterations: Buyers must sign an assumption of any existing alteration agreement for the apartment. Sellers who made no alterations must sign a notarized statement saying so.
- Roof: No resident access.
- Smoking: Prohibited in all common areas, on balconies and fire escapes, and within 15 feet of entrances and windows, per the building smoking policy.
- Financing ceiling, pied-à-terre, guarantors, trust/LLC purchases: Not documented. Confirm with the managing agent.
Recent sales
315 St Johns Place trades in the Grand Army Plaza prewar co-op market, priced per room, against 295 St Johns Place next door, the Plaza Street East buildings on the oval and the elevator co-ops of the historic district to the north. ACRIS shows steady resales since the electronic share record began in 2003, with two recorded in the last 24 months. Upper-floor apartments and the top-floor duplex lines set the top of the range. The 1.5 percent reserve fee is a real cost to account for when pricing against neighbors. 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 transfers 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 |
|---|---|---|
| Jan 13, 2026 | 1D | $815,000 |
| Oct 3, 2024 | 5B | $1,645,000 |
| Aug 14, 2024 | 2B | $1,500,000 |
| Sep 15, 2023 | 5A | $1,250,000 |
| Mar 21, 2023 | 5H | $1,200,000 |
| Feb 8, 2022 | 6D | $1,570,000 |
Sales sourced from NYC Department of Finance recorded transfers (BBL 3-01171-0002) 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? Co-op closing costs typically run 2 to 3% of the price. See NYC co-op and condo closing costs, line by line.
Keep up with "The Belnord" appears in some aggregate records. It does not appear in the offering plan, the corporation's documents or city records reviewed for this page. The building has no connection to the Belnord on the Upper West Side and its market
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What to know if you’re buying
Get the 2025 refinancing terms first. The corporation more than doubled its mortgage in October 2025. Find out the rate, the maturity, how much of the line is drawn and what the proceeds are paying for. Then ask whether maintenance has already been adjusted for it.
Ask about the 2025 exterior work. Get the scope, the cost, whether it is complete and whether an assessment comes with it.
Plan around the sublet rules. The policy is clearly written and moderate: one year of occupancy first, then up to three years with rising fees. It works for owners who may relocate later. It will not support a buy-to-rent plan.
Price in the reserve fee. 1.5 percent at closing, plus the $1,000 transfer fee. Settle in the contract who pays it.
What to know if you’re selling
Lead with the location and the renovation history. A block from Grand Army Plaza, a full sponsor renovation in 1987, and no Landmarks review for exterior work.
Put the capital answers in the package. The 2025 loan, the 2025 façade and roof permits and the Cycle 9 safe rating are the questions buyers' attorneys will ask first.
Know your alteration agreement. Your buyer has to assume it. Have it, and your sign-offs, ready before the application goes in.
Comparable buildings
If you're considering 315 St Johns Place, also evaluate:
- 295 St Johns Place (The Mews at Grand Army Plaza): the 1923 courtyard co-op next door, from the same sponsor and the same renovation period
- Butler Plaza (44 Butler Place): a 1925 building on the same tax block, gut-renovated as condominiums in 1986–87
- 418 St Johns Place: a 1924 six-story co-op on the next St Johns Place block east
- 50 Plaza Street East: a 1925 co-op on the Grand Army Plaza arc
- 20 Plaza Street East: a 1940 Art Deco co-op on the arc with 100 apartments
- 1 Plaza Street West: a prewar tower across the plaza in Park Slope
- 230 Park Place: an elevator co-op inside the historic district. The landmarked comparison
- The Abraham Lincoln (61 Eastern Parkway): a 1930 six-story parkway co-op a few blocks south
More Prospect Heights buildings
- 230 Park Place — 1937 co-op
- 280 Saint Marks Avenue — 2016 condominium
- 296 Sterling Place — 1910 co-op
- 34 Plaza Street East — 1956 co-op
- 357 Prospect Place — 2017 condominium
- 375 Lincoln Place — 1921 co-op
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Prospect Heights.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
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 "The Belnord" appears in some aggregate records. It does not appear in the offering plan, the corporation's documents or city records reviewed for this page. The building has no connection to the Belnord on the Upper West Side?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.