450 Grand Avenue (Four Fifty Grand)

Isaac & Stern's design is a seven-story reinforced-concrete building clad in earth-toned brick with large black-framed windows, stepping back at the upper floors so that terraces open along the setbacks behind glass railings. Retail occupies the ground floor alongside the residential lobby, and the club lounge opens onto the building's private landscaped garden.

The 39 residences run from one-bedrooms to three-bedrooms: eight per floor on floors two through four, seven on the fifth floor and four each on the sixth and seventh, where the largest units and the deepest terraces sit. Unit sizes on the Department of Finance roll run from about 580 to 1,320 square feet. Nineteen storage units are separately deeded condominium lots, and roughly half the sponsor sales conveyed one with an apartment. Line-by-line layouts are maintained in The Roebling Research Library and shared with clients during diligence.

The six commercial units were conveyed out of the sponsor in 2024 to two separate commercial owners and are held apart from the residential units. Ground-floor tenants have since filed their own fit-out permits. As in any mixed-use condominium, the declaration sets how common charges and building costs are divided between residential and commercial owners, and a buyer should read that allocation.

The building is professionally managed. At under three years old, the questions are the standard ones for a building just past sponsor control: whether the certificate of occupancy is final, what the reserve fund holds, whether sponsor punch-list and warranty obligations have been discharged, and how the amenity program — which carries staffing and maintenance cost on a 39-unit base — is budgeted. With the last sponsor closing in July 2026, the transition from sponsor to owner control of the board is either complete or imminent; confirm the board's composition.

Ownership form. Condominium, confirmed from ACRIS: all 39 residential unit lots transferred by deed from the sponsor to separate buyers, with no co-op share transfers. The only lot the sponsor still holds is a single storage unit.

Taxes. No exemption on the DOF roll, so there is no scheduled phase-out to model; the bill still changes with assessments and tax rates.

Pets, subletting, pied-à-terre. Not documented in the records reviewed. The amenity program includes a pet spa, which suggests pets are permitted; confirm the current rules and any weight or breed limits with the managing agent.

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 $1,385/sf (floor-adjusted) across 5 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 3-01981-7501; 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.

Confirm the sponsor transition. The sellout closed in July 2026. Ask for the reserve balance, the certificate of occupancy status, open punch-list items and the current board composition.

Price the full tax bill. No abatement is on the roll, so there is no phase-out ahead, but the bill still moves with assessments and rates.

Buy the storage with the apartment. Storage units are deeded lots. Confirm whether the unit you are buying conveys with one and include it in the contract and title.

Read the commercial allocation. Six retail units sit in the same regime under separate ownership. Know what they pay toward shared costs.

You are the resale market. With the sponsor out, early resales will set the building's post-sponsor pricing. Price against the sponsor closing on the same or adjacent line, adjusted for market movement since.

Lead with outdoor space and the amenity stack. Describe the setback terraces, garden, lounge and roof program, including current access rules and condition.

Answer the tax question before it is asked. Buyers comparing abated buildings will see a higher bill here. Show the numbers and the absence of a phase-out cliff.

If you're considering 450 Grand Avenue, also evaluate:

• 87 Irving Place — Clinton Hill condominium nearby between Putnam Avenue and Fulton Street, sold out in 2025; smaller, leaner amenity program
• 500 Waverly Avenue (Waverly Brooklyn) — 48-unit Fulton Street condominium with an active 25-year 421-a exemption; the abated alternative
• 10 Quincy Street — Clinton Hill loft conversion sold out in 2023; full-rate taxes, older fabric, more ceiling height
• 532 Clinton Avenue — boutique ground-up condominium south of Fulton Street
• 144 Vanderbilt Avenue — Fort Greene new-construction condominium with commercial and storage units in the regime
• 550 Vanderbilt Avenue — Prospect Heights full-service new construction; the larger-building benchmark
• 75 Greene Avenue — Clinton Hill adaptive-reuse condominium near the historic district
• 360 Clinton Avenue — the landmarked 1920s elevator cooperative inside the Clinton Hill Historic District; the prewar co-op alternative