87 Irving Place

The building fills an 8,000-square-foot interior lot with roughly 28,800 square feet of floor area, built to 3.60 FAR against the 4.00 that R7A permits. That gap is not accidental; it is what the retained structure and the rear yard cost in buildable area, and it is why the building reads as seven modest floors rather than a full-envelope box.

Twenty-five residences distribute across those seven floors, with the largest configurations — including the penthouse tier — at the top, behind the sixth-floor setback and its terraces. Below that, the Irving Place elevation carries four stacks of shallow balconies, so a substantial majority of apartments have private outdoor space of some kind. The southern lot-line wall is blank, which is normal for an interior Brooklyn lot and is the exposure question to ask about any specific unit.

Interior specifications across the building are consistent: high ceilings, oversized soundproofed windows, custom-fitted closets, central air conditioning, and an in-unit washer and dryer in every residence. In-unit laundry is worth calling out — it is the single feature that most reliably separates new Clinton Hill condominium inventory from the neighborhood's much larger stock of pre-war and wartime cooperative apartments, most of which do not permit it.

87 Irving Place runs lean by design. There is a virtual doorman system and a package room rather than a staffed lobby, bicycle storage, a mail room, an elevator, and the common roof terrace. There is no live-in superintendent and no on-site staff of the kind a pre-war elevator building carries.

That structure is the principal reason common charges in a building like this sit below what comparable square footage costs in the neighborhood's staffed buildings, and it is the right thing to underwrite. Ask the managing agent three questions: what the current common charge is per square foot, what the reserve fund holds now that the sponsor has closed out, and whether the sponsor's obligations under the plan — punch-list items, the working-capital fund, and any construction warranty — have been fully discharged. A building two years past its first closings is exactly at the point where sponsor transition either has been handled cleanly or has not.

Because the building is new construction over a retained frame, it is also worth asking for the certificate of occupancy status — temporary versus final — and for any open Buildings Department items on the alteration job.

Ownership form. Condominium. Resale approval is a board right of first refusal, not an interview-and-vote. In Clinton Hill, where the competing inventory is heavily cooperative, that is the building's largest structural advantage.

Minimum down payment. 20 percent, per management-sourced records.

Pets. Permitted. Confirm weight and breed limits and the current house-rule text.

Subletting, pieds-à-terre, LLC and foreign purchase. Permitted in the ordinary condominium sense, subject to the declaration and by-laws. Confirm any minimum lease term.

Flip tax. None documented in the records reviewed. Confirm in writing, and separately confirm the working-capital contribution due at closing, which most new condominiums charge and which is not a flip tax.

Taxes. Not documented. Confirm whether an abatement applies and, if so, its phase-out schedule — on a building delivered in 2024 this can be the difference between an affordable and an unaffordable monthly.

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 $1,333/sf (floor-adjusted) across 19 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 2.3% 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 3-01993-7502). 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.

Confirm the sponsor transition is complete. The sellout closed in mid-2025. Ask for the reserve balance, the punch-list status, the certificate of occupancy status, and confirmation that the sponsor has no continuing control of the board.

Confirm the tax position before you commit to a monthly. The abatement status is not in the public record. This is the largest single unknown in the carrying cost.

The building is new over an old frame. Ask which floors sit within the retained structure, and read the engineer's report in the offering plan on how the addition and the existing elements were joined. It is a normal and well-established construction approach; it is also a question a good attorney will ask.

Outdoor space is the pricing variable. Balcony versus terrace versus none is the difference that moves price most inside this building. Compare against the sponsor closing on the same line.

Transit is the location's strongest card. Franklin Avenue on the C and the Shuttle is roughly a quarter-mile; Classon Avenue on the G is under half a mile.

You are selling condominium flexibility in a cooperative neighborhood. No board interview, no approval vote, financing to 80 percent, pets permitted, subletting permitted. Say it plainly — it widens the buyer pool materially against the Clinton Hill co-op stock.

In-unit laundry and private outdoor space are the two differentiators. Both are rare in the surrounding inventory. Lead with them.

Price against the sellout, then against the market's move. The 2024–25 sponsor closings are a tight, readable comparable set. Use the same line where one exists.

Have the financials ready. A three-year-old condominium with no assessment history and a clean reserve is an easy story to tell — but only if you have the documents in hand when the offer comes in.

If you're considering 87 Irving Place, also evaluate:

• 75 Greene Avenue — the closest structural analogue in the area: a condominium created by adaptive reuse of a 1930 institutional building rather than by ground-up construction
• 264 Cumberland Street (The Sanctuary) — boutique Fort Greene condominium formed from a former chapel and clergy house; the same small-building, no-staff economics
• 372 DeKalb Avenue (Clinton Mews) — the Clinton Hill loft conversion by the Pratt campus, outside the historic district, with in-unit laundry
• 360 Clinton Avenue — the 1920s landmarked elevator cooperative on the mansion row; the pre-war alternative at a similar price per apartment
• 185 Clinton Avenue (Clinton Hill Co-ops, North Campus) — the wartime cooperative complex a few blocks west, at completely different scale and cost structure
• 147 South Oxford Street (Oxford Gardens) — small Fort Greene elevator cooperative, the boutique co-op comparison
• 550 Vanderbilt Avenue — Prospect Heights new-construction condominium with full staff and amenities; the higher-cost, higher-service alternative
• 700 Pacific Street (Newswalk) — Prospect Heights loft condominium in a converted 1920s printing plant, for buyers who want scale and character over newness
• 122 Ashland Place (University Towers) — Fort Greene post-war cooperative tower; the doorman-building alternative nearby
• 60 South Oxford Street — Fort Greene brownstone-scale cooperative inside its historic district