90 Furman Street (Pierhouse)

The 106 residences run from one-bedrooms through four- and five-bedroom spreads and a small penthouse tier, distributed across two buildings whose stepped sections produce an unusual share of terraced, multi-exposure layouts; private outdoor space is common rather than exceptional. North-facing lines at 90 Furman hold the Brooklyn Bridge composition; west-facing lines take the harbor, the Statue of Liberty, and the lower Manhattan skyline across the park's meadows; east-facing units look into the Heights bluff and the greenery of Squibb Park. Finishes are consistent building-wide — walnut millwork, reclaimed pine floors, marble baths, Gaggenau kitchens per the building's marketing — and the complex's below-grade garage of roughly 300 spaces is a genuine rarity on the waterfront.

The stepped massing produces different layouts and terraces across the complex. Compare bridge- and harbor-view terraced residences with interior and Furman-facing lines using recent sales matched for size, condition and carrying costs.

Pierhouse operates as a full-service condominium — 24-hour attended lobby, fitness center with yoga studio, residents' lounge, playroom, pet spa, and bike storage — with the hotel next door supplying an optional second tier of services. Common charges carry the building's operations plus the leasehold obligations: ground rent and PILOT under the Brooklyn Bridge Park structure, billed through the condominium. As at the park's other residential buildings, owners should not expect to manage their "taxes" through the Department of Finance; the condominium's statements are the record, lenders' escrow arrangements run through them, and the treatment of PILOT for income-tax purposes should be confirmed with the buyer's own adviser against the offering plan's counsel opinion.

The offering plan, its amendments, and the building's current financials should be reviewed in full during diligence; The Roebling Team maintains transaction history and diligence notes for the building in The Roebling Research Library and shares them with clients.

Ground rent and PILOT: Paid through the condominium's billing; price the all-in monthly, not the fee-simple convention.

Lease term: Long-term ground lease within the Brooklyn Bridge Park structure; the term and any end-of-lease mechanics are stated in the offering plan and lease summary — review them with counsel familiar with the park's structure, as the mechanics differ building to building across the park.

Pied-à-terre / LLC / foreign buyers: Permitted (standard condominium).

Subletting: Not documented; confirm leasing and current minimum-term rules in the declaration, bylaws and house rules and with the managing agent.

Pets: Pet-friendly (pet spa on site); confirm restrictions at application.

Washer/dryer: In residences per the building's marketing.

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 $1,534/sf (recorded) across 5 sales. Median listing discount 5.3% 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 3-00199-7501; 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.

Read the lease summary before the floor plan. Ground rent and PILOT flow through common charges, the Department of Finance is not your billing relationship, and the lease's term and mechanics are specific to this building. None of it is exotic once understood; all of it belongs in your underwriting, and our carrying-cost analysis prices it explicitly.

Normalize the monthly before you compare. Pierhouse's headline charges embed the tax equivalent that fee-simple buildings show as a separate tax line. Run the all-in figure on both sides — the calculators below do this cleanly — before concluding anything about relative value.

Compare the specific view. Bridge-front and harbor-front terraced lines offer different outlooks from the interior exposures; establish any price difference from matched sales. Views depend on floor and exposure; visit at more than one hour of day and price the specific exposure.

Understand the hotel relationship. The 1 Hotel next door is an amenity extension and an activity generator in one; buyers who want a purely residential waterfront setting should weigh that texture honestly, and confirm the current terms of resident access directly.

Transit is a walk or a ferry. The 2/3 at Clark Street and the A/C at High Street sit up the bluff; many residents organize around the Fulton Ferry landing at the door, Old Fulton Street, and car or bike commutes via the building's garage.

Lead with what cannot be rebuilt. Mapped parkland on three sides, the Brooklyn Bridge in the window, a protected view plane above, and a below-grade garage on the waterfront: the marketing file should carry the scarcity argument, not just the finish schedule.

Get ahead of the leasehold conversation. Provide the lease summary, the PILOT explanation, and an all-in carrying comparison in the deal room. Buyers who first hear the structure from their own attorney negotiate more defensively than buyers who hear it from you.

Price to the line, not the building. Terraced bridge-view inventory, harbor-front lines, and interior exposures occupy different markets; recent same-line comparables, adjusted to 2025 conditions, anchor pricing more reliably than complex-wide averages.

Account for the leasehold step. A right of first refusal applies; leasehold lender-recognition requirements add a step, so steer buyers toward counsel and lenders familiar with Brooklyn Bridge Park's structure.

If you're considering Pierhouse, also evaluate:

• Quay Tower (50 Bridge Park Drive) — the park's tower at Pier 6; altitude and harbor panoramas against Pierhouse's park-front adjacency, on a comparable leasehold framework
• One Brooklyn Bridge Park (360 Furman Street) — the park's warehouse conversion; loft volume and an extensive amenity program; compare current prices, carrying costs and the lease's end-of-term provisions
• 1 John Street — the park's boutique condominium at the DUMBO end; same park-funding framework at 42-unit scale
• One Clinton (1 Clinton Street) — Brooklyn Heights' fee-simple new-development tower inland at Cadman Plaza; the structural alternative for buyers wary of leasehold
• 1 Main Street (The Clock Tower) — DUMBO's trophy loft conversion; the bridge-view alternative with volume instead of park frontage
• Front & York (85 Jay Street) — DUMBO's full-block amenity condominium; broader amenity program, deeper inventory, different waterfront
• J Condominium (100 Jay Street) — DUMBO's established view tower at a more accessible basis
• 55 Poplar Street — north Heights condominium alternative up the bluff, for buyers weighing waterfront against the Heights core