- Year built
- 2024
- Type
- Condominium
- Units
- 25
- Floors
- 7
- Landmark
- No
87 Irving Place is a small, complete piece of evidence about what Clinton Hill's for-sale market actually absorbs. Twenty-five apartments, seven stories, a mid-block interior lot, no doorman — and the entire building traded in roughly six months, from the first recorded closings in December 2024 through the last in June 2025, at prices running from the high $800,000s to just under $2.9 million. That is a full sellout at pace, in a submarket where boutique condominiums more often grind.
The building's origin explains a good deal of its character. This was not a ground-up development. The Buildings Department filing type is Alteration-CO — new building with existing elements to remain — and what the developer did was raise a three-story addition on top of a retained mid-century institutional building, most commonly reported as a former school. The Department of Finance still carries 1971 as the year built for that reason. The practical consequence is that the floor plates on the lower levels descend from an institutional structure rather than from a residential design, which is why the unit mix here is less uniform than a from-scratch building of the same size would be, and why ceiling heights and window openings vary by floor.
The second thing worth knowing is that the project changed course. It was publicized during construction as a 30-unit rental building, and earlier filings proposed as many as 32 units. What came out the other side was a 25-unit condominium. Units were consolidated, not merely renumbered — the 2023 filings implied an average unit under 500 square feet, and the apartments that actually closed were priced across a range that a sub-500-square-foot inventory could not produce. For a resale buyer, that pivot matters mostly as reassurance: this is a condominium that was individually offered and individually sold, not a rental building in a condominium wrapper.
Architecturally, the building is a deliberately quiet answer to a landmark-adjacent block. The façade is cream masonry with arched openings grouped into two-story bays and dark mullions — a contemporary reading of the round-arched brick vocabulary that runs through Clinton Hill's nineteenth-century stock — with balcony stacks kept shallow so they read as recesses rather than as appliqué. The setback above the sixth floor produces the roof terrace, which is the building's one genuinely social amenity and its best view.
The location is the other half of the argument. Irving Place between Putnam and Fulton sits about a quarter-mile from the Franklin Avenue station on the C and the Franklin Avenue Shuttle, and roughly twice that from Classon Avenue on the G. That is a materially better transit position than the Clinton and Washington Avenue mansion blocks to the west, which are the neighborhood's prestige addresses but are a longer walk to anything. Buyers trading commute for architecture — or the reverse — will feel that difference immediately.
Architecture and unit composition
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.
Building operations
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.
Recent sales
The sellout is the most useful pricing information the building has produced. All twenty-five units closed between December 2024 and June 2025, with recorded consideration ranging from roughly $870,000 to roughly $2.9 million and a midpoint near $1.5 million. That distribution is consistent with a mix of one-bedrooms in the high six figures, two-bedrooms in the $1.3 to $1.6 million band, and a small top tier — larger three-bedroom and penthouse residences with terraces — above $2 million.
Two things follow for anyone transacting here now. First, sponsor pricing across a compressed six-month sellout is a genuinely clean comparable set: the whole building priced against the same market, so line-to-line and floor-to-floor relationships inside the building are readable in a way that a staggered sellout would not be. Second, the resale market for these units has almost no history yet, so the negotiation reference point is the sponsor price on the same or adjacent line, adjusted for the market's movement since, plus whatever the specific outdoor space and exposure are worth.
Buyers should anchor to Clinton Hill and Fort Greene new-development condominium pricing rather than to the neighborhood's cooperative stock, which prices per room against a different set of expectations and does not carry in-unit laundry or private outdoor space. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Jul 18, 2025 | 1B | $2,180,000 |
| Jun 20, 2025 | 1A | $2,595,000 |
| Apr 10, 2025 | PHB | $2,575,000 |
| Apr 9, 2025 | 5D | $2,169,618.75 |
| Feb 11, 2025 | 3A | $1,495,000 |
| Feb 6, 2025 | 6A | $1,595,000 |
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 3-01993-7502) 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.
What to know if you’re buying
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.
What to know if you’re selling
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.
Comparable buildings
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
Considering a move at 87 Irving Place; the declaration is recorded as the 87 Irving Place Condominium?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 87 Irving Place; the declaration is recorded as the 87 Irving Place Condominium 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.