Front & York (85 Jay Street)

The condominium's 408 residences divide between the Front Tower (entered at 180 Front Street) and the York Tower (entered at 115 York Street), each rising 21 stories above the shared podium. Floors are numbered through 21 with a penthouse level; the eighth floor is the principal amenity level, with the indoor suite opening to outdoor lounges, the pool, sundecks, and the grill area on the adjacent roof. The structural system is reinforced concrete, classified fireproof construction, with the parking level and lower level below grade and retail at the ground and upper-retail floors.

Unit inventory runs from one-bedrooms through four-bedroom and penthouse-tier residences; publicly reported sponsor pricing at launch began under $1 million, with the aggregate initial offering of $826.41 million across 408 units implying an average initial price around $2 million ; that initial asking-price average is not a closed-sales benchmark or an established Manhattan/Brooklyn price ranking. Every tower unit contains an in-unit washer and dryer per the offering plan. Corner exposures on the upper floors of both towers carry Manhattan Bridge, Brooklyn Bridge, skyline, and harbor views; interior-facing units overlook the Van Valkenburgh garden, a quieter and greener outlook than the street sides.

Buyers should understand the condominium's internal structure: the towers, the Rental Unit (approximately 320 apartments, operated as a separately owned rental property), two retail units, and a parking unit are distinct components, with certain amenities — the courtyard, gallery terrace, dog spas, and laundry rooms — designated as shared elements between the tower section and the rental component. The tower-exclusive amenities (the eighth-floor suite and the roof) are reserved to condominium residents.

Front & York operates with attended lobbies in each tower, a tower-section resident manager (the offering plan designated Unit 2F as the resident manager's unit, purchased by the tower board under a note structure described in the plan), package rooms at each lobby, and the full amenity staff the program implies. The offering plan's governance structure is more layered than a typical single-tower condominium — a condominium board across all components plus a tower board for the residential section, with Front Tower and York Tower owners electing designated seats — and resale purchasers should expect building documents to reflect that architecture.

Two operational notes belong in any diligence file. First, the rental component is institutionally owned (CIM Group sold the 320-unit rental portion in early 2022), so the block functions as a mixed ownership community; shared-amenity scheduling and cost allocations between the tower and rental sections are set by the condominium documents. Second, the offering plan discloses no tax abatement; the correct carrying-cost analysis is the current tax bill on the specific unit plus common charges — run it through the True Monthly Carrying Cost calculator below.

Pets: Pet-friendly; the building's amenity program includes dog spas. Confirm specific restrictions at application.

Pied-à-terre: Not documented; confirm in the declaration, bylaws and house rules.

Subletting: Permitted under standard condominium rules. The offering plan's twelve-month post-closing resale-and-advertising restriction applied to initial sponsor purchasers.

LLC purchases / foreign buyers / trusts: Not documented; confirm in the declaration, bylaws and house rules.

Flip tax / transfer fee: No flip tax. Each purchaser, including on resales, contributes one month's common charges to the working capital fund at closing per the offering plan.

Washer/dryer: In every unit.

Property taxes: No 421-a or other abatement is described in the offering plan; check the apartment's tax 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 (2026 to date) cleared a median $2,618/sf (recorded) across 1 sale. Median listing discount 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00054-7501; 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.

Compare the full-service offering. The eighth-floor suite, rooftop pool, private Van Valkenburgh park, dog spas, and the Life Time club downstairs constitute a specific amenity offering to compare with other neighborhood buildings and their current access terms. If the alternative you're weighing is a loft at 1 Main Street or 70 Washington Street, be honest about which brief you're buying against.

Understand the block's structure. The condominium includes a separately owned 320-unit rental component; certain podium amenities are shared between owners and renters, while the eighth floor and roof are tower-exclusive. Review the condominium documents' allocation of shared-amenity costs.

Model the actual tax bill. The offering plan describes no abatement; confirm on the specific unit's current tax bill — the carrying-cost profile can differ materially from abated new development elsewhere in Brooklyn.

Line selection drives value. Bridge- and skyline-view corners, garden-facing interiors, and street-facing lower floors are different products at different prices; recent same-line comparables are the right anchor in a building this large.

Condominium mechanics. Right of first refusal rather than board approval. Confirm closing timing, financing, leasing and ownership-entity rules in the current declaration, bylaws and house rules.

Market the credential stack. Morris Adjmi architecture, Van Valkenburgh landscape, the CIM/LIVWRK development pedigree, and the building’s substantial amenity program — this is the rare Brooklyn building where the marketing story is institutional rather than romantic, and it should be told that way.

Price against the line, indexed to sponsor history. With 408 units, building-average $/sf figures mislead in both directions. The correct anchors are recent closings on your line and the unit's original sponsor pricing trajectory.

Describe the amenity program accurately. Present the playroom, teen lounge and other facilities with current access terms and fees so prospective buyers can judge their usefulness; those features alone do not establish the composition of the buyer pool.

Disclose the shared-amenity structure cleanly. Sophisticated buyers will ask how the rental component interacts with the condominium; a transparent explanation, documents in hand, shortens negotiations.

If you're considering Front & York, also evaluate:

• J Condominium (100 Jay Street) — the neighborhood's first condominium tower (2007), one block west; taller views, an earlier generation of finishes and amenities
• 1 Main Street (The Clock Tower) — the Gair-era trophy loft conversion at the waterfront; scarcity and volume against Front & York's infrastructure
• 70 Washington Street — DUMBO's largest loft conversion; the classic Two Trees-era alternative
• 98 Front Street — recent boutique new development two blocks west
• 51 Jay Street — loft building on the same street; distinguish its original structure from the residential conversion, at boutique scale
• 205 Water Street — modern boutique condominium on the district's quieter eastern blocks
• 1 John Street — Alloy's 42-unit condominium inside Brooklyn Bridge Park; small-scale, park-front counterpoint
• Quay Tower (50 Bridge Park Drive) — the Brooklyn Bridge Park waterfront tower alternative in Brooklyn Heights
• One Brooklyn Bridge Park (360 Furman Street) — the park's warehouse-scale conversion; comparable amenity depth in a different architectural register