89 Douglass Street
89 Douglass Street, Brooklyn, NY 11231
Boerum Hill, Brooklyn
BBL 3004097508 · BIN 3006582
- Year built
- 1920
- Type
- Condominium
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 89 Douglass Street 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.
89 Douglass Street is a four-residence condominium in a 1920 walk-up on Douglass Street in Boerum Hill. The converter took a seven-apartment building, enlarged it at the rear and raised it to 48 feet, and turned it into four three-bedroom homes. All four sold between June and September 2023 for $9.92 million in combined recorded deed amounts, within $20,000 of the plan's total offering price.
The building is a reference point for three-bedroom condominium pricing in a converted Boerum Hill walk-up: about $1,800 to $1,930 per square foot in mid-2023 for homes of roughly 1,240 to 1,250 square feet, and $2.85 million for the largest residence.
The building is sold out. Any purchase now is a resale from an individual owner.
Architecture and residences
City records date the building to 1920, on a 25-by-100-foot lot with about 5,656 square feet of floor area. The Department of Buildings job, filed in December 2021, proposed a horizontal enlargement of the four-story building and a conversion from seven apartments to four, raising the height from 39 to 48 feet. The certificate of occupancy on the job issued in November 2023, after the first closings.
Per listing records, each home has three bedrooms. Residences 2, 3 and 4 run about 1,242 to 1,250 square feet with two baths; Residence 1 is the largest, at about 1,890 square feet by its listing's price-per-foot figure. Residence 2 faces the garden and has a wood-burning fireplace. Residence 3 faces south, with a balcony and a deeded roof deck of about 600 square feet. Every home has a deeded storage room in the basement.
Published finishes include Danish Douglas fir plank floors, concrete-look quartz counters, custom maple kitchens with Bosch, Miele and Fisher & Paykel appliances, Duravit and Grohe fixtures, terrazzo bath tile, in-unit washers and dryers, and multi-zone ductless heating and cooling. The building has a virtual doorman. Listed common charges were $290 and $338 a month, with real estate taxes of about $8,500 to $9,900 a year.
Offering and pricing
Per the offering plan filed with the New York State Attorney General (plan CD220120), the plan was submitted June 14, 2022 and accepted March 10, 2023, with 89 Douglass Condominium, LLC as sponsor and a current total offering price of $9,899,000, an average of $2,474,750 per home. The record we reviewed shows no effective date and one unit sold. Both are out of date: all four units have recorded deeds. We could not retrieve the amendment history in this review.
Recorded sales
| Residence | Layout | Size | Recorded deed | Deed date | $/sf |
|---|---|---|---|---|---|
| 2 | 3 bed, 2 bath | 1,250 sf | $2,250,000 | June 27, 2023 | $1,800 |
| 3 | 3 bed, 2 bath | 1,242 sf | $2,367,431.25 | June 27, 2023 | $1,906 |
| 4 | 3 bed, 2 bath | 1,242 sf | $2,396,671.88 | July 10, 2023 | $1,930 |
| 1 | 3 bed | about 1,890 sf | $2,902,012.50 | September 5, 2023 | about $1,530 |
Residence 1's listing record shows a $2,850,000 sale; its deed amount is exactly 1.825% higher, the combined state and city transfer-tax rate below $3 million, which indicates the buyer paid the sponsor's transfer taxes. Residence 3's deed fits the same pattern on a $2,325,000 price. The four deeds total $9,916,115.63 against the plan's $9,899,000.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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.
See full Local Law 97 analysis →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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Sep 5, 2023 | 1 | 3 BR · 2 BA · 1,894 sf | $2,902,012 | $1,532/sf | -1.6% |
| Jul 10, 2023 | 4 | 3 BR · 2 BA · 1,242 sf | $2,396,671 | $1,930/sf | +0.9% |
| Jun 27, 2023 | 2 | 3 BR · 2 BA · 1,250 sf | $2,250,000 | $1,800/sf | +0.0% |
| Jun 27, 2023 | 3 | 3 BR · 2 BA · 1,242 sf | $2,367,431 | $1,906/sf | -0.3% |
Market read. Most recent trades (2023) cleared a median $1,853/sf (recorded) across 4 sales. Median listing discount 0.2% 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 3-00409-7508; 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.
What would your apartment rent for?
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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
Resale only. The sponsor sold every home in 2023. Price a resale against these deeds and against three years of market movement since.
A four-unit walk-up. Common charges are low because there is no staff or elevator. Ask how the budget covers the roof, the facade and the basement storage.
Closing costs. A resale buyer customarily pays the mansion tax: 1.25% from $2 million to $3 million. On a $2.4 million resale that is $30,000. Use the calculators below.
Comparable buildings
If you're considering 89 Douglass Street, also look at these Boerum Hill and nearby condominiums:
- 101 Douglass Street — three-residence condominium a few doors east, with Class 1C taxation
- 118 Douglass Street — two-residence condominium created through a 2021 alteration
- 162 Douglass Street — two-residence condominium with a garden triplex and a roof-deck duplex
- 21 Douglass Street — five-residence Cobble Hill walk-up condominium completed in 2005
- 363 Douglass Street — three-residence condominium converted in 2015 with a J-51 benefit
More Boerum Hill buildings
- 71 Smith Street (The Boerum), The residential entrance is 265 State Street — 2016 condominium
- 8 St. Marks Place, Brooklyn — 2020 condominium
- 87 Smith Street (The Smith) — 2007 condominium
- 93 Wyckoff Street — condominium
- 94 Wyckoff Street — 1900 condominium
- 95–97 Wyckoff Street — 1931 co-op
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Boerum Hill.
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