34 South 9th Street
34 South 9th Street, Brooklyn, NY 11249
BBL 3021357503 · BIN 3395350
- Year built
- 2015
- Type
- Condominium
- Units
- 21
- Floors
- 7
- Landmark
- No
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 34 South 9th Street 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.
34 South 9th Street is a seven-story condominium of 21 large residences, three to a floor, with a deeded parking space available for most of them. It sits on South 9th Street between Kent and Wythe, a few blocks south of the Williamsburg Bridge, on a block largely rebuilt in the 2010s.
That rebuilding is the thing to understand first. The building is one of eight closely matched seven-story condominiums on the block, all carried on the tax roll with the same construction year. Each is a separate condominium: its own declaration, its own board, its own budget and its own tax lot. A buyer here is buying into a 21-residence building, not a block-wide complex, and the building's finances and rules are its own. The sibling buildings are, however, the most direct comparables anywhere.
The sponsor sold all 21 residences in 2015 and 2016, per ACRIS, to separate buyers. The sponsor holds nothing, and every residence has traded as an ordinary owner unit since.
The largest carrying-cost fact is the tax exemption. The 421-a benefit is still in force, and the current year is the last one at full value.
Architecture and unit composition
The building is seven stories and 74 feet on a 75-foot lot, with three residences on every floor. Unit sizes are large for Williamsburg new construction: most residences on the Department of Finance roll fall between about 1,390 and 1,730 square feet, the largest is close to 1,960, and the smallest, 7C, is about 890. The A, B and C lines repeat floor to floor, so a given line can usually be priced against its own stack.
Parking is deeded. Seventeen parking units serve 21 residences. Each is its own condominium unit with its own deed and tax bill. Several are held by owners who do not own a residence in the building, which means a space does not necessarily come with an apartment. Ask what conveys, and check the declaration for any limit on who may own one.
The Department of Finance classes the residences as R4, its code for condominium units in an elevator building.
Building operations
A 21-residence building with a garage runs on a modest budget. We have no offering plan, financial statements or house rules on file, and no amenity program is documented in the records reviewed beyond the parking. Ask for the latest financial statements, the reserve balance, any assessment history, and the house rules.
At seven stories the building is subject to Local Law 11, the city's façade inspection program for buildings over six stories. Its Cycle 9 report, filed in September 2022, found the façade Safe, the best of the three possible ratings. No Cycle 10 report appears yet in DOB's data; ask the managing agent when it is scheduled. No open DOB/ECB violations appear against the building.
The tax position
Department of Finance records show a 15-year 421-a exemption with a per-unit cap on the residences (code 5118, "421A 15 YR CAP"). 421-a is the state program that exempted the added value of new construction from property tax for a fixed term. Here the benefit began in 2016/17 and is recorded at 100 percent for 2026/27.
Two things follow from the record.
The cap already limits the benefit. The exemption on each residence is capped — at $110,658 of assessed value per unit on the 2026/27 roll, rising modestly each year — so owners already pay tax on assessed value above the cap. The current bill is not an unabated-in-full bill.
The step-down starts next tax year. A 15-year 421-a term runs at full value for eleven years and then steps down over four, at 80, 60, 40 and 20 percent. Counting from a 2016/17 start, that puts 2026/27 as the eleventh and last full year, the first reduction in 2027/28, and full taxation from 2031/32. That schedule is our reading of the program's standard terms applied to the DOF record; confirm the exact phase-out on the specific unit's bill and against DOF before relying on it.
For a buyer, underwrite the tax line as it will be in 2031/32, not as it is today.
Recent sales
34 South 9th Street trades as large-format post-2010 new construction south of the Williamsburg Bridge, priced in dollars per square foot. Floor, line and parking drive value within the building; upper floors and residences that convey with a deeded space sit at the top of the range. The seven sibling condominiums on the block are the tightest comparable set available, and their residences carry the same capped 421-a on the roll, so the coming step-down affects the whole comparable set at once. Turnover is thin in a 21-residence building. Index market statements to 2025, the last complete year. 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 |
|---|---|---|
| May 29, 2025 | 4A | $1,520,000 |
| Jan 6, 2025 | 7B | $530,000 |
| May 6, 2016 | 3A | $570,220 |
| Jul 22, 2020 | 7B | $557,000 |
| Mar 24, 2016 | 2B | $610,950 |
| Feb 16, 2016 | 7B | $530,000 |
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 3-02135-7503) 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.
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 34 South 9th Street and its market
The Roebling Report, monthly: Manhattan sales data and analysis, including buildings like34 South 9th Street. 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
Model the tax step-down. The 421-a begins phasing down in 2027/28 and ends by 2031/32 under the standard schedule. Price the apartment on the fully taxed bill.
Confirm the parking. Seventeen deeded spaces serve 21 residences, and some are held by non-residents. If you need one, get it in the contract with its own deed.
Read this building's documents, not the block's. Each of the eight buildings is its own condominium. Budgets, reserves and rules can differ.
Get the governing documents. We have not reviewed the offering plan, by-laws or house rules. Pets, leasing, alterations and any transfer contribution should be confirmed from them and from the managing agent.
What to know if you’re selling
Be exact about the taxes. Buyers will find the step-down. Show the current bill, the cap, and the schedule, and price accordingly.
Sell the space with the apartment if you have it. A deeded space is a separate unit with separate value; price it in.
Lead with the size. Most residences here run 1,390 to 1,730 square feet, three to a floor. That is the product.
Comparable buildings
If you're considering 34 South 9th Street, also evaluate:
- The Oosten (429 Kent Avenue) — the Piet Boon courtyard condominium at the Kent Avenue end of the same block; the full-service alternative
- Schaefer Landing North (440 Kent Avenue) — the waterfront condominium across Kent Avenue
- One Williamsburg Wharf (480 Kent Avenue) — the 89-residence 2023 waterfront condominium a block south
- Bridgeview Towers (26 Broadway) — a 32-residence South Side condominium near the bridge, still inside a 25-year 421-a
- The Williamsberry (338 Berry Street) — a 60-residence South Side condominium near the bridge, part-abated
- The Esquire Building (330 Wythe Avenue) — the 75-residence industrial conversion north of the bridge
- One Domino Square (346 Kent Avenue) — the Domino site's condominium tower, the new-construction benchmark on Kent Avenue
- 135 North 11th Street — a Northside condominium in the last year of a 15-year 421-a; what the end of the schedule looks like
More Williamsburg buildings
- 330 Wallabout Street — 2022 condominium
- 330 Wythe Avenue (The Esquire Building) — 1914 condominium
- 338 Berry Street (The Williamsberry) — 1914 condominium
- 342 Wallabout Street — 2022 condominium
- 415 Leonard Street — 2008 condominium
- 42–52 Broadway, Brooklyn — 2001 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 34 South 9th Street?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.