659 Grand Street (The Samuel)
659 Grand Street, Brooklyn, NY 11211
Williamsburg, Brooklyn
BBL 3027810031 · BIN 3069390
- Year built
- 2024
- Type
- Condominium
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Samuel 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.
659 Grand Street is a six-residence condominium on Grand Street in East Williamsburg, near Graham Avenue. The plan describes six homes; listing records describe full-floor residences below a duplex penthouse.
The numbers that matter are the offering total and the first asks. The Attorney General record puts the total offering price at $19.88 million, an average of about $3.31 million per home. The two asks published so far are $1.499 million for Residence 1 and $2.399 million for Residence 2. If the plan's total holds, the four upper homes carry about $16 million between them, roughly $4 million each. That spread is wide for Grand Street, so read Schedule A, which lists every unit's offering price, before comparing a single ask with the building average.
Architecture and residences
The Department of Buildings new-building job (B00685767) was filed March 25, 2022 for a six-story building with six dwelling units. The full permit issued February 24, 2025, and post-approval amendments continued through 2026. The Department of Buildings records reviewed for this page show no certificate of occupancy yet. Public sale records show the lot sold in March 2021 for $2,250,000, when it carried a mixed-use building of about 3,000 square feet.
Residence 2 is listed as a two-bedroom, two-bath home of 1,423 square feet; Residence 1 is a two-bedroom, two-bath sponsor unit. Listing records disagree on pets and describe the building as prewar in one place, which conflicts with the new-building filing. The plan and the finished building are the reference for finishes, outdoor space and amenities.
Offering and pricing
Per the offering plan filed with the New York State Attorney General (plan CD250220), the plan was submitted July 14, 2025 and accepted March 17, 2026 at a total offering price of $19,880,000, with KEDZKIDZ659 LLC as sponsor. The record shows no price amendment, no effective date and no units sold as of late September 2026.
| Residence | Layout | Size | Ask | $/sf | Status | Source |
|---|---|---|---|---|---|---|
| 1 | 2 bed, 2 bath | Not published | $1,499,000 | — | Active | Listing records, October 2026 |
| 2 | 2 bed, 2 bath | 1,423 sf | $2,399,000 | $1,686 | Active | Listing records, October 2026 |
These are asking prices, not contract prices. One listing record gives real estate taxes of about $15,489 a year ($1,291 a month) for Residence 2; another shows a monthly figure near $1,268. Confirm projected taxes and common charges in the plan's budget.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 limits apply to a building on its own. It is still covered if it shares a tax lot or condominium board with buildings totaling over 50,000 sq ft; confirm on DOB’s covered-buildings list.
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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.
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What to know if you’re buying
The plan is accepted, not effective. The sponsor can sign contracts, but the plan is not effective until the sponsor declares it so, usually after a minimum share of units is in contract. Until then the plan's terms can change by amendment. Read every amendment before you sign.
Delivery. No certificate of occupancy appears in the Department of Buildings records reviewed. Closings follow at least a temporary certificate. Ask the sponsor for the expected date and what happens to your deposit if it slips.
Deposit. New-development contracts typically require 10% at signing, held in escrow; some sponsors ask for more.
Closing costs. In sponsor sales the buyer customarily pays the New York State transfer tax (0.4%) and the New York City real property transfer tax (1.425% above $500,000), plus the state mansion tax of 1% from $1 million to $2 million and 1.25% from $2 million to $3 million. Use the calculators below to run your price.
Sponsor control. The sponsor controls the board until enough units close to turn it over. The by-laws set the threshold.
Comparable buildings
If you're considering 659 Grand Street, also look at these Williamsburg condominiums:
- 245 Manhattan Avenue — Ewen, a ten-residence condominium on the same tax block
- 711 Grand Street — 23-residence condominium farther east on Grand Street, plan accepted April 2026
- 738 Grand Street — ten-residence condominium with balconies and a common roof deck
- 145 Conselyea Street — three-residence East Williamsburg new building with a triplex penthouse
- 142 Clymer Street — six-residence condominium with large apartments and private outdoor space
- 100 Scholes Street — eight-residence East Williamsburg new building
More Williamsburg buildings
- 63 Conselyea Street (Luce) — 2005 condominium
- 632 Metropolitan Avenue — condominium by Isaac & Stern Architects
- 636 Lorimer Street — condominium
- 66 Hope Street — 1920 condominium
- 66 North 3rd Street — condominium
- 661 Driggs Avenue — 2022 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.
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646.939.7375 · c.cohen@compass.com