330 Wallabout Street

Eight stories over a two-storey commercial base. The residential floors run from the third to the eighth, and the unit roster on the Department of Finance roll shows how they fill: five apartments on the third floor, four on the fourth, seven on the fifth, and eight each on the sixth, seventh and eighth — forty in all, lettered A through H.

The size distribution is the building's defining characteristic. Six of the forty apartments — the B and G lines, on the upper floors — are recorded at roughly 1,311 to 1,317 square feet. The other thirty-four run between about 2,070 and 2,097 square feet, a band so tight that the pricing spread within the building comes almost entirely from floor, exposure and outdoor space rather than from size. Balconies project from the elevations and give many apartments private outdoor space; the two glazed base storeys are commercial and are not part of the residential common elements.

The condominium's non-residential lots are substantial and worth understanding before you price the amenity package. There is a 35,709-square-foot commercial unit, an 11,319-square-foot parking unit, and two further units of roughly 6,800 and 6,000 square feet recorded in tax class 4, each carrying four dwelling units on the assessment record — which is where the certificate of occupancy's count of 48 dwelling units comes from against PLUTO's 40 residential. These are separately deeded and separately owned. The commercial component has been described in construction reporting as ground-floor retail with ambulatory diagnostic space above; whatever it becomes, it is a neighbour rather than a house amenity.

There is no tax abatement on this building, and that is the most consequential fact for a purchaser.

The Department of Finance assessment roll for fiscal 2027 lists all forty-four condominium lots — the forty apartments, the commercial unit, the parking unit and the two tax-class-4 units — and the exempt value on every one of them is zero. No 421-a exemption, no 485-x exemption, no J-51, nothing. There is no 421-a(16) completion-extension letter of intent on file for this building and no 485-x registration. The residential apartments are assessed in tax class 2 at the full statutory ratio and taxed on that basis.

For a condominium completed in 2025, that is unusual and expensive. Most of the Williamsburg condominium stock a buyer will cross-shop was built with a 421-a exemption of some description, and much of that stock is now in phase-out — which is a different problem from having no benefit at all. Here there is nothing to burn off and nothing to plan around. Model the full, un-abated bill from the outset, and when comparing this building to an abated one, compare total monthly carrying cost rather than common charges.

Two further operating items belong in the diligence file. First, the certificate of occupancy appears to be temporary: the record shows an initial certificate on February 11, 2025 followed by renewals in March, April, June and September 2025 and again in May 2026. Establish what remains outstanding and who is obliged to close it out. Second, the sell-out is unfinished. Individual apartment closings began in March 2025; on the most recent Finance roll the sponsor entity is still the owner of record on a majority of the forty apartments.

Recent sales

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.

Market read. Most recent trades (2025) cleared a median $1,043/sf across 4 sales.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-02265-7503) 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.

There is no abatement. Underwrite the full tax bill. Every condominium lot in this building shows a zero exemption on the fiscal 2027 roll. This is the single largest difference between this building and most of the Williamsburg condominium stock, and it does not improve with time.

Ask where the sell-out stands, in writing. How many apartments have closed, how many are in contract, and how many the sponsor still owns. On the current tax roll the answer is a majority, and that shapes both your price and the timeline to owner control of the board.

Confirm the certificate of occupancy. An initial certificate followed by five renewals is the pattern of a temporary certificate. Get the outstanding items and the responsible party.

Establish what your unit actually is. PLUTO says forty residential units; the certificate of occupancy says forty-eight dwelling units; the condominium has forty-four tax lots, four of them non-residential. Two of those non-residential lots carry dwelling units on the assessment record. Read the certificate of occupancy for the specific apartment.

Price parking and commercial separately. The garage is a separate condominium unit and so is the retail. Neither is a residential amenity, and access to parking is a contractual question, not an assumption.

Read the plan for everything else. Pets, sublets, pied-à-terre use, entity purchases, any transfer fee or capital contribution, and how the Mandatory Inclusionary Housing obligation on the zoning lot is satisfied. None of it is in the public record; all of it is in the offering plan.

Your competition is the sponsor. Until the sell-out closes, you are pricing against new inventory in the same building. Price against what has actually closed, and be prepared to move faster than the sponsor can.

Own the tax conversation. There is no abatement and no story to tell about one. A seller who presents the current bill and a modelled total monthly cost, and who frames the comparison against abated buildings honestly, keeps control of the negotiation.

Sell the size. Roughly 2,100 square feet of new construction with on-site parking is a product almost nothing else in Williamsburg supplies. That, not the amenity package, is what the buyer is here for.

If you're considering 330 Wallabout Street, also evaluate:

• Schaefer Landing North (440 Kent Avenue) — the South Williamsburg waterfront condominium; the closest peer on geography
• The Oosten (429 Kent Avenue) — Piet Boon's low-rise courtyard block on the Southside waterfront, with genuinely large units and parking
• The Gretsch (60 Broadway) — the Southside loft conversion; large floor plates on a very different structure
• 346 Kent Avenue — the large-scale new waterfront alternative to the north
• 80 Metropolitan Avenue — mid-Williamsburg condominium of the earlier development cycle
• Warehouse 11 (214 North 11th Street) — the Northside low-rise alternative with deeded parking
• 127 Kent Avenue (The Sixth) — the newest Northside condominium, and the clearest illustration of how differently the two halves of Williamsburg price
• The Mill Building (85 North 3rd Street) — the Northside loft conversion; square footage at a very different price per foot
• Austin Nichols House (184 Kent Avenue) — the waterfront warehouse conversion, for buyers weighing scale against provenance