70 Berry Street

KSQ Architects designed a masonry building with large inset windows framed by reddish-brown piers, a reference to the warehouse fabric of the surrounding blocks, per listing records. Inside, listing records describe wide-plank oak floors, high ceilings, floor-to-ceiling windows, kitchens with Bosch and Liebherr appliances and Caesarstone counters, bathrooms with radiant-heated floors, central air, and in-unit laundry. Top-floor residences have sloped skylights.

The residential floors run two through six with seven apartments each, lettered A through G, and the seventh floor holds the three penthouses. The ground floor holds the Berry Street lobby and the garage. Department of Finance records put most apartments between about 700 and 900 square feet, with the F line the largest standard layout at about 1,150. Two of the three penthouses are the largest units in the building; PH C is one of the smallest. Under the plan, terraces and private storage spaces are common elements assigned to specific units, and are not counted in a unit's measured area. Confirm what exclusive outdoor space conveys with a given apartment in the unit deed and the declaration.

Parking is deeded and nearly one-for-two. Eighteen parking units serve 38 residences. Each space is its own condominium unit with its own deed, common-charge share and tax bill, and it can be sold separately from an apartment. The sixth amendment designates space 7 as the building's accessible space. The plan's budget also carried a parking arrangement with a neighboring property and a sponsor-offered parking license. Ask whether that arrangement still exists and who holds it.

A 38-residence building with a garage runs on a lean budget. The offering plan's first-year budget included a capital replacement reserve line, a working-capital fund at first closings, and the usual contracts through a managing agent. We have no audited financial statements on file. Ask for the last two years of statements, the reserve balance, and any assessment history.

At seven stories, the building is subject to Local Law 11, the city's façade inspection program for buildings over six stories. Ask for the most recent inspection filing and its classification, and whether any repair work or sidewalk shed is pending. The roof deck, penthouse skylights and garage waterproofing are the likely capital items on a building of this age.

The board of managers recorded an amended declaration on March 8, 2024. We have not reviewed it. It may change leasing, use or parking provisions, and a buyer's attorney should read it.

Department of Finance records show a 15-year 421-a exemption on the residences (code 5113, "421A 15 YR NO CAP"). 421-a is the state program that exempted the added value of new construction from property tax for a fixed term. Here it began in 2011/12, ran at full value for eleven years, and stepped down over four. It was at 20 percent in 2025/26 and is zero on the 2026/27 roll. Owners now pay fully assessed taxes.

One discrepancy is worth knowing. The offering plan told buyers the sponsor had applied for a 25-year benefit; what the Department of Finance granted was 15 years. The plan also projected that 421-a would cut the building's first-year tax bill by more than 90 percent. That saving is now gone. Anyone comparing a resale here with an older listing, a prior tax bill, or a newer abated building should work from the current bill.

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 (2025) cleared a median $1,499/sf (floor-adjusted) across 3 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 1.1% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-02303-7502; 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.

Underwrite the full tax bill. The abatement is over. Use the 2026/27 bill for the specific unit, not a figure from an older listing.

Price parking separately. A deeded space is its own unit with its own tax bill and resale market, and only 18 exist.

Read the 2024 amended declaration. It is the most recent change to the building's governing documents and we have not reviewed it.

Confirm the pet and leasing rules. The plan-era house rules require written consent for pets, and the board holds a right of first refusal on leases. Current practice should come from the managing agent.

Ask for the Local Law 11 filing. It tells you whether façade work is coming.

Lead with the tax bill. Your exemption has no remaining phase-out. A buyer comparing an abated building is looking at a bill with a scheduled step-up; yours has none, though it still changes with assessments and rates.

Sell parking with the apartment if you own a space. Fewer than half the residences have one.

Show the outdoor space and the skylights properly. The penthouses and any unit with an assigned terrace are the building's scarce product; document exactly what conveys.

If you're considering 70 Berry Street, also evaluate:

• 125 North 10th Street — an 86-unit condominium just across Berry Street on North 10th, whose 15-year 421-a ended a year earlier
• North8 (49 North 8th Street) — a 40-residence brick condominium on Kent Avenue with deeded parking and cabanas
• NV (101 North 5th Street) — a 40-residence Karl Fischer condominium between Wythe and Berry whose 421-a has expired
• 144 North 8th Street — a fully taxed 41-residence condominium between Bedford and Berry
• 135 North 11th Street — a 57-residence condominium two blocks north in the last year of its 421-a
• 100 North 3rd Street — a 24-residence loft-format condominium from the same post-rezoning cycle, also fully taxed
• Berry Street Lofts (55 Berry Street) — a loft conversion on the same stretch of Berry Street, the conversion alternative