90 Furman Street (Pierhouse)
90 Furman Street, Brooklyn, NY 11201
Brooklyn Heights, Brooklyn
BBL 3001997501 · BIN 3398446
- Year built
- 2013
- Type
- Condominium
- Units
- 106
- Floors
- 10
- Landmark
- No
- Subletting
- Permitted under standard condominium framework; confirm minimum-term rules
- Pied-à-terre
- Permitted (condominium)
- Washer / dryer
- In residences per building marketing
- Pets
- Pet-friendly (pet spa on site); confirm restrictions
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated 2026). Reported and subject to confirmation. Board policies can change by amendment — confirm at the offer stage.
Pierhouse is the building that stands where the view was blocked for a century. The National Cold Storage warehouses at Pier 1 — hulking, windowless, and derelict — walled off the foot of Old Fulton Street from the harbor until Brooklyn Bridge Park's 2002 founding memorandum set the site aside as one of the handful of development parcels whose revenue would keep the new park running without a city tax levy. Starwood Capital Group and Toll Brothers City Living won the Pier 1 RFP in 2012; Marvel Architects designed the replacement: a stepped complex of residences and a hotel, roughly four to ten stories, that hugs Furman Street below the bluff rather than rising against it. The 106 Pierhouse residences at 90 and 130 Furman Street and the roughly 195-room 1 Hotel Brooklyn Bridge at 60 Furman opened in stages across 2016 and 2017, and their ground rent and PILOT have flowed into the park's operating budget ever since.
The design premise is the opposite of the tower. Where Quay Tower at the park's southern end claims altitude, Pierhouse claims adjacency: residences sit directly on the park's northern meadows and the Fulton Ferry landing, with the Brooklyn Bridge filling north-facing windows and the harbor and lower Manhattan to the west. Marvel's massing steps down toward the water in planted terraces, and the interior specification — custom walnut cabinetry, reclaimed heartwood pine floors, Gaggenau appliances, marble baths, per the building's marketing — leans warm and material rather than glassy. The hotel relationship is a genuine differentiator in the borough: 1 Hotel Brooklyn Bridge operates next door, and its restaurant, spa, and rooftop pool are marketed to Pierhouse residents as an extension of the building's own amenity floor.
The building's history includes a fight worth understanding rather than avoiding. In 2015, the community group Save The View Now sued the park, the city, and the developers, arguing that the complex's northern massing and mechanical bulkheads exceeded height limits negotiated in 2005 to protect the Promenade's scenic view plane toward the Brooklyn Bridge. The litigation was dismissed — twice, with the court rejecting the claims as untimely — and the buildings stand as built. For buyers, the practical residue is favorable: the controversy hardened the surrounding view protections, the park on three sides is mapped parkland, and the development envelope around Pier 1 is effectively closed. Few New York buildings of any era have sightlines this defensible.
The ownership structure deserves the same billing here that it gets at the park's other buildings. Pierhouse is a leasehold condominium: the land is the park's, and owners pay ground rent and PILOT — the mechanism by which Brooklyn Bridge Park sustains itself — through the condominium's billing rather than through a conventional tax bill. Headline carrying costs therefore read high against fee-simple peers because they embed the tax equivalent; the honest comparison is the all-in monthly on both sides. The lease's term and schedules are in the offering plan, and diligence here runs through the lease summary as much as the floor plan. None of this has kept the building from trading at the top of the borough — the $10.67 million Pierhouse closing reported in 2017 stood among Brooklyn's most expensive condominium sales to that date — but every buyer should understand the structure before pricing the view.
Architecture and unit composition
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.
Because the massing steps rather than stacks, no two lines are quite alike, and floor plans reward more attention here than in any tower on the park. The premium tier is the bridge- and harbor-view terraced inventory; interior and Furman-facing lines trade at meaningfully more accessible levels and are the practical entry to the complex.
Building operations
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.
Recent sales
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
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 |
|---|---|---|
| Apr 21, 2026 | N-220 | $3,500,000 |
| Feb 10, 2026 | N-609 | $2,685,000 |
| Jan 26, 2026 | N-210 | $4,950,000 |
| Jan 21, 2026 | N-510 | $4,300,000 |
| Jan 14, 2026 | N-107 | $3,475,000 |
| Oct 23, 2025 | N-214 | $4,650,000 |
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 3-00199-7501) 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
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.
The view tier is the value tier, and the envelope is closed. Bridge-front and harbor-front terraced lines are the reason the complex set records; the litigation history that once dogged the project also hardened the protections around it. 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.
What to know if you’re selling
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.
Expect condominium pacing with one addition. Right of first refusal and 30–45 day closings apply; leasehold lender-recognition requirements add a step, so steer buyers toward counsel and lenders familiar with Brooklyn Bridge Park's structure.
Comparable buildings
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 a deeper amenity stack at a lower basis, with an owner-favorable lease endgame
- 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
Considering a move at Pierhouse at Brooklyn Bridge Park?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
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A Private Pricing Opinion — what your apartment at Pierhouse at Brooklyn Bridge Park 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.