47 Bridge Street (WaterBridge 47)
47 Bridge Street, Brooklyn, NY 11201
Vinegar Hill, Brooklyn
BBL 3000327502 · BIN 3425021
- Year built
- 2013
- Type
- Condominium
- Units
- 25
- Floors
- 7
- Landmark
- No
- Flip tax
- No flip tax documented; purchasers paid two months of common charges into the working capital fund at closing
- Financing
- No financing contingency and no minimum down payment beyond the deposit structure; purchaser could finance from any lender
- Subletting
- Permitted under the standard condominium framework; board right of first refusal applies to sales. Sponsor separately reserved a right of first refusal over any resale for two years from each purchaser's closing (long expired)
- Pied-à-terre
- Permitted (standard condominium framework)
- Washer / dryer
- Washer and dryer in every unit per the plan's specification
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated 2014 plan as filed; Eighth Amendment April 8, 2016). Reported and subject to confirmation. Board policies can change by amendment — confirm at the offer stage.
WaterBridge 47 is what happens on the far side of a historic district line. Stand on Bridge Street between Water and Plymouth: the west blockfront — the 1904 Kirkman soap works at 50 Bridge Street and the loft buildings behind it — sits inside the DUMBO Historic District, where every window sash is a Landmarks matter. The east blockfront, where this building stands, is outside it. Two blocks further east the Vinegar Hill Historic District picks up at Hudson Avenue. In between runs a narrow unprotected seam, and that seam is where the neighborhood's twenty-first-century construction went.
It went there because the zoning changed. The DUMBO rezoning approved July 29, 2009 replaced M1-2 and M3-1 manufacturing districts across a twelve-block area with mixed-use zoning permitting residential development as of right, with the lower-density M1-4/R7A component deliberately mapped on the blocks nearest Vinegar Hill's low-rise fabric. This lot carries that designation. Four years later, in March 2013, a Greystone Property Development entity bought the site; in November 2014 it filed a condominium offering plan; in February 2016 the Department of Buildings issued the first temporary certificate of occupancy. The building exists because of a zoning map amendment, and its scale — seven stories, 77 feet, a built floor-area ratio of 3.53 against a permitted 4.00 — is that amendment's stated intent in steel and glass.
The neighborhood question deserves a direct answer, because buyers ask it and listings often dodge it. The offering plan is unambiguous — this is Vinegar Hill, whose western border is Bridge Street — and city geocoding agrees. Both readings describe the same building on the same boundary, and the practical consequence is that a resident walks two minutes to DUMBO's retail and gallery core while living on a quiet, largely nineteenth-century street of cobblestones and low brick.
The program is unusual for the size. Nearly every one of the twenty-five residences has private outdoor space, every one has in-unit laundry, and seven cellar parking units sit under a district where accessory parking barely exists. Heating and cooling run per unit and never touch the common-charge line, which is why the entire condominium's first-year budget came to $262,931 with nothing at all budgeted for common-area heat. This is a building designed to carry lightly.
One piece of history belongs on the record. The plan reserved for the sponsor an unconditional right to rent units and committed only to "endeavor in good faith" to sell fifteen percent of them — a structure that could have produced a rental inside a condominium wrapper. It did not. The Eighth Amendment, dated April 8, 2016, states plainly that "there are no Unsold Units held by Sponsor." The building sold out and has traded as an ordinary open-market condominium since.
Architecture and unit composition
A 7,500-square-foot lot holding a 65-by-75-foot footprint across seven floors and a cellar — 26,491 gross square feet in Department of Finance records, of which 25,247 is residential — built Class 1-B non-combustible with standpipe, sprinkler and fire-alarm systems throughout. The stack runs three ways. The first-floor townhouse units — THA, THB, THC — each carry accessory space at cellar level plus a private share of the East Roof Terrace, divided by steel post-and-plank fencing; the plan is explicit that the cellar portion may not be used as habitable space under the New York City Building Code, and that restriction rides with the unit. Floors two through six hold twenty apartments, four to a floor, every one with a private balcony held as a limited common element — surface maintenance, including snow, leak repair and railings, falls to the owner, while structural elements remain the condominium's. PHA and PHB sit on the seventh floor with adjoining roof terraces. Interiors were specified throughout with a refrigerator, dishwasher, electric wall oven, gas cooktop, microwave and washer-dryer, plus a split-type heat pump on a programmable thermostat.
Two disclosed conditions belong in every diligence file. Lot-line windows appear on the north façade at 6A, 6B, PHA and PHB; a lot-line window cannot supply code-required light and air for an enclosed habitable room and can be required to be closed if the adjoining parcel is built up to its height — a live question on a block where development sites remain. And the site carries an E-Designation for hazardous materials from the Office of Environmental Remediation, which obligated the sponsor to complete remediation and document the designation's removal. Ask for the closure paperwork.
Building operations
The condominium runs lean by design: no doorman, no front desk, a non-resident part-time superintendent at roughly twelve hours a week and a part-time porter, under a service agreement with KW Property Management & Consulting at a budgeted management fee of $24,000 a year. The plan noted that additional hours flow through to common charges or an assessment; current staffing and management should be confirmed.
The economics follow from the mechanical design. Common charges carry public-area electricity, water and sewer, elevator and service contracts, insurance, management and a reserve line — but essentially no heating cost. Against a Main Street or Washington Street loft building with a central plant, the correct comparison is total monthly carrying cost with the unit's actual utility history in the model, not common charge against common charge, which flatters this building and misleads the buyer.
Governance matured on the normal schedule: the Eighth Amendment records a board still constituted of sponsor designees in April 2016, with reserve, working capital and operating balances of roughly $15,087 at that date — small by design at handover, and a reason to ask for the current reserve and a decade of financial statements rather than relying on the plan.
Recent sales
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 |
|---|---|---|
| Dec 8, 2025 | 5D | $1,700,000 |
| Apr 29, 2025 | 4B | $1,380,000 |
| Apr 12, 2024 | 4C | $2,200,000 |
| Mar 7, 2024 | 3C | $1,875,000 |
| Sep 19, 2023 | 2D | $1,400,000 |
| Aug 11, 2023 | 3B | $1,460,000 |
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 3-00032-7502) 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.
What to know if you’re buying
Model the 421-a step-down before anything else. Get the current tax bill and the benefit schedule for the specific unit from the managing agent, and run carrying cost on the number you will actually pay in five years.
Check the lot-line windows. Units 6A, 6B, PHA and PHB have them on the north façade. Understand what the adjoining lot can be built to, and confirm the room configuration does not depend on that light.
Compare total carrying cost, not common charges. With no central plant, heat, hot water and cooling sit on your own bills. Ask for the seller's twelve-month utility history.
Ask for the E-Designation closure and the reserve. Both belong in the file, alongside the balcony and terrace maintenance obligations that come with the unit.
What to know if you’re selling
Be precise about the neighborhood, and use it. This is Vinegar Hill at the DUMBO line — the offering plan says so and city geocoding agrees. Precision reads as confidence; vagueness invites a buyer to decide the location is being oversold.
Lead with outdoor space and in-unit laundry. Nearly every apartment has a private balcony or terrace, and every one has a washer-dryer. Against competing landmarked loft inventory, those are the features that convert a showing.
Sell the absence of Landmarks review as a benefit. Façade, window and roof work here runs through the Department of Buildings. Against the protected stock one street west, that shortens every capital timeline.
Disclose the tax position, and price the outliers separately. A buyer running a 421-a model will find the schedule either way. And ground-floor townhouse units and seventh-floor penthouses are different products from the balcony floors — comping them against the building average understates both.
Comparable buildings
If you're considering 47 Bridge Street, also evaluate:
- 37 Bridge Street (Kirkman Lofts) — the loft conversion on the same tax block and the same side of Bridge Street; the direct next-door comparison
- 50 Bridge Street — the Kirkman soap works conversion directly opposite, inside the DUMBO Historic District; the same street, the other side of the line
- 79 Bridge Street (The Bridges) — the 37-unit conversion condominium further south on Bridge, also outside the district
- 205 Water Street — the 2010 ground-up condominium two blocks west; the closest new-construction peer
- 206 Front Street — 2006 new-construction condominium at similar scale on the Vinegar Hill edge
- 102 Gold Street (Ironwood) — small Vinegar Hill new-construction condominium; the boutique alternative in the same neighborhood
- 4 Water Street — small DUMBO condominium on the same street, at the waterfront end
- 133 Water Street — mid-size DUMBO conversion condominium a few blocks west
- 51 Jay Street — loft conversion condominium in DUMBO's core; the protected-district alternative
- 85 Adams Street (The Beacon Tower) — DUMBO condominium at larger scale with a full amenity program
Considering a move at WaterBridge 47?
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A Private Pricing Opinion — what your apartment at WaterBridge 47 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.