One Williamsburg Wharf (480 Kent Avenue)

Twenty-one stories as filed, with the condominium's own designations running through a PH2 tier at the twenty-second level. The residential floors are stacked eight apartments to a floor from Floor 9 through Floor 18 — lines A through H, with the thirteenth floor omitted from the numbering — then thin dramatically above: four penthouse-designated residences on the PH1 level, five each on Floors 20 and 21, and three at PH2. That taper is the setback profile expressed as a unit schedule, and it is where the outdoor space is.

The offered mix runs from studios to three-bedrooms, with a collection of upper penthouses. Residences are specified in white oak — 7.5-inch plank flooring, oak entry doors, custom oak kitchen millwork — with honed Calacatta Gold quartz counters and islands with curved oak bases, Miele appliances behind oak panels, Sub-Zero and U-Line wine refrigeration in selected homes, and in-unit laundry throughout. Primary bathrooms carry honed Calacatta mosaic floors, Bianco Dolomite marble showers and fluted wainscoting, and radiant floor heating. Some residences have direct-vent gas fireplaces with a marble mantel; a small number have internal staircases to private roof terraces.

Exposure is the pricing variable and it is unusually stark here. The building sits directly on the Wallabout Channel with the Williamsburg Bridge and the Midtown skyline to the north and Lower Manhattan to the west; the eastern lines look inland across Kent Avenue and, in phase two, will look at the two remaining towers of the master plan. A purchaser buying an east-facing line today is buying a view that the developer has already published plans to build into. That is a disclosable, checkable fact and it belongs in the diligence file.

The condominium is new, the sponsor is still selling, and the operating history is therefore short. Closings began in June 2025 and were still running through the middle of 2026 in the recorded deed sequence, which means the building was operating under sponsor control for its first full budget cycles. Two consequences follow: the first-year budget in the plan has not yet been tested against a full year of actual operations, and the reserve position and the common-charge trajectory are still forming. Ask for the most recent actuals against budget rather than relying on the projection.

The amenity program — more than 20,000 square feet on the ninth floor, with a convertible pool and ice rink, a basketball court, a cinema, a fitness center and coworking space — is generous for an 89-unit condominium, and that is the number that matters. Amenity operating cost divided across 89 apartments is a different arithmetic from the same program divided across a 400-unit tower. Establish from the condominium documents how those costs are shared with the rental unit owners in the same building and in the two sibling towers, because the answer determines whether the amenity package is an asset or a carrying cost.

Parking is a separate condominium unit and spaces are sold rather than bundled; electric charging is available at additional cost. Storage is likewise available for purchase. Both should be confirmed unit by unit.

The site's flood position deserves a paragraph of its own. PLUTO maps the lot inside both the effective FEMA flood insurance rate map and the 2015 preliminary FIRM. Anything at grade — the lobby, the parking garage, the mechanical plant, the esplanade — is designed against that condition, and a lender will price it. Ask for the building's flood elevation certificate, the location of the primary mechanical plant, and the current master flood insurance policy and premium before contract.

Transit is the weakest part of an otherwise strong location. The J, M and Z at Marcy Avenue is the nearest subway and it is a walk; the South Williamsburg ferry landing is closer and is the practical Manhattan connection for most residents. Buyers accustomed to North Williamsburg's L-train access should walk the route before they commit.

The condominium's house rules, alteration agreement, pet policy, sublet terms, working-capital contribution and closing-cost schedule should be obtained in writing from the managing agent before an offer. This building is new enough that the policy stack is set entirely by the sponsor's documents rather than by practice, and the documents are the only reliable source.

Two structural items are already established in the recorded declaration and are worth confirming in the by-laws. First, the rental portions of all three phase-one buildings are units within the same condominium, which means their owners are members of the condominium with voting weight and consent rights proportionate to their common interest — and those interests are large. Second, the master plan contemplates two further towers on the same parcel, so the declaration and any related development agreements should be read for reserved rights of the declarant over the balance of the site, including construction access, easements and any right to add units or amend common interests.

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 (2026) cleared a median $1,631/sf across 9 sales. Median listing discount -1.4% over ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-02134-7504) 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.

Buy the condominium, not the master plan. The marketing describes a 3.75-acre, five-tower waterfront development. What you are purchasing is one of 89 apartments on Floors 9 through 22 of one building, in a condominium whose other members include three rental buildings. Read the declaration before the brochure.

Ignore the 487. PLUTO's unit count for this lot spans three buildings. The condominium is 89 residences. Any per-unit analysis — reserves, common charges, capital exposure — has to use 89.

Price the flood position. The lot is inside the FEMA mapped flood area. Get the elevation certificate, the plant location and the master policy premium, and get your lender's requirements in writing early.

Check what is being built next to your line. Two more 22-story towers are planned on this parcel. Ask specifically what phase two does to the exposure of the apartment you are buying.

Confirm the tax bill. No abatement appears on the Department of Finance roll for this condominium. Verify the current bill on the unit and model the full number.

Sell the water and the ninth floor. The Wallabout Channel frontage, the esplanade and the convertible pool deck are the building's arguments, and they photograph. Lead with them.

Get ahead of the unit-count confusion. Public data will tell a buyer this is a 487-unit building. Correct it in the first conversation with the Department of Finance's own unit-lot record; it makes every subsequent number credible.

Know the sponsor's remaining inventory cold. Until sellout is complete, your competition is the developer. A resale wins on a finished apartment, an immediate closing and a specific line — not on undercutting.

Frame phase two as an asset where it is one. For north- and west-facing homes the remaining construction finishes the esplanade and the retail without touching the view. Say so, specifically, rather than leaving the buyer to assume the worst.

If you're considering One Williamsburg Wharf, also evaluate:

• One Domino Square (346 Kent Avenue) — the condominium at the Domino Sugar site a mile north; the closest peer for a master-planned Williamsburg waterfront condominium with a public open-space component
• Austin Nichols House (184 Kent Avenue) — Cass Gilbert's landmarked warehouse converted on the waterfront; the loft-format alternative at a similar price tier
• Two Northside Piers — the earlier North Williamsburg waterfront condominium tower; the benchmark for what water-facing Williamsburg lines have done over a full cycle
• The Edge — South Tower (22 North 6th Street) — the 2008 waterfront tower that defined the format; a direct exposure and amenity comparison
• Schaefer Landing North (440 Kent Avenue) — the immediate neighbor to the south on the same tax block, and the clearest local illustration of a 421-a benefit still in place
• The Oosten (429 Kent Avenue) — Piet Boon's South Williamsburg condominium across Kent Avenue; the design-led low-rise alternative in the same submarket
• 127 Kent Avenue (The Sixth) — boutique Kent Avenue condominium; the small-building counterpoint
• The Gretsch (60 Broadway) — the South Williamsburg loft conversion nearest this site; a different product for the same buyer's budget
• Front & York (85 Jay Street) — DUMBO's largest condominium; the amenity-depth comparison across the borough
• Quay Tower (50 Bridge Park Drive) — Brooklyn Bridge Park's trophy waterfront condominium; the harbor-facing alternative at a higher price tier