96 Ellery Street
96 Ellery Street, Brooklyn, NY 11206
Bedford-Stuyvesant, Brooklyn
BBL 3017300008 · BIN 3048362
- Year built
- 1931
- Type
- Condominium
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 96 Ellery 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.
96 Ellery Street is a seven-residence condominium being made from a two-story 1931 commercial building on the corner of Ellery Street and Marcy Avenue. The plan's $12.89 million total averages about $1.84 million per home, near the top of the range for small Bedford-Stuyvesant condominiums.
The Attorney General accepted the plan in June 2026, while the building was still under construction. No asking prices or listings were found in this review, and no units have closed.
The same owner, Waterfront Property Management, is building 80 Vernon Avenue about a quarter mile south. Both sponsors list the same business address in the Attorney General's records.
Architecture and residences
PLUTO describes the existing building as a two-story, 4,400-square-foot retail building from 1931 on a 2,200-square-foot corner lot, zoned R6A with a C2-4 commercial overlay.
The conversion has a long filing history. An alteration job (Department of Buildings job 321426097) was first filed in July 2016 to convert the commercial building to residential use with a vertical enlargement. The job's first version proposed a three-story, 39-foot building of five apartments and about 6,648 square feet of zoning floor area. The current version lists seven dwelling units, about 13,196 square feet of proposed zoning floor area and a construction cost of about $2.66 million, but still records 3 stories and 40 feet; the floor area has doubled while the story fields were not updated. The structural filings from 2025 describe a steel-framed "vertical 3-story enlargement" and list two existing and six proposed stories, with about 14,159 square feet of construction floor area. Six full floors on the 2,200-square-foot lot come to about 13,200 square feet, which matches the zoning floor area on file, so six stories is the current scheme. An earlier structural filing for a three-story, five-unit version was withdrawn. The plumbing filing was amended in July 2026 from six units to seven. Structural work was permitted in July 2025 and foundation work in February 2026.
That floor area is about six times the 2,200-square-foot lot area in PLUTO. PLUTO gives the lot a maximum residential floor area ratio of 3.0 under its R6A zoning, so a six-story building of this size needs a basis the records reviewed do not show, such as a zoning lot that takes in neighboring land, a bonus, or a filing error. No zoning lot agreement or declaration with a neighboring lot was found in ACRIS. Ask the sponsor for the zoning analysis and the approved plans, and read the plan's description of the building.
No listing records, floor plans or finish specifications were found. The plan's Schedule A sets unit sizes and prices.
Offering and pricing
Per the offering plan filed with the New York State Attorney General (plan CD260064), the plan was submitted February 20, 2026 and accepted June 23, 2026 at a total offering price of $12,890,000, with 499 Marcy Ave LLC as sponsor. The record lists seven residential units, no commercial or parking units, no amendments and no effective date. The plan is filed as a vacant-building condominium offering.
At $12,890,000 across about 13,196 square feet of zoning floor area, the gross average is about $977 per square foot by our arithmetic. Sellable area is smaller than zoning floor area, so the price per sellable square foot will be higher. Treat that figure as a rough bound until Schedule A is in hand.
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 →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
The plan is accepted, not effective. The sponsor can sign contracts, but the plan must be declared effective before closings. Ask what sales threshold the plan sets.
Construction risk. The building is under construction, and the alteration record's height and story fields have not caught up with the six-story structural filings. Ask for the current construction schedule, the expected certificate-of-occupancy date and the deposit escrow terms.
Deposit and contract. New-development contracts typically require a deposit of 10% at signing, held in escrow, with some sponsors asking for 20%. Read the plan for the sponsor's right to extend the closing date.
Closing costs. In sponsor sales the buyer customarily pays the New York State transfer tax (0.4%) and the New York City real property transfer tax (1.425% above $500,000), plus the state mansion tax of 1% at $1 million and above. Use the calculators below to run your price.
Carrying costs. No tax abatement was confirmed in this review. Read the plan's budget for common charges and projected taxes.
Comparable buildings
If you're considering 96 Ellery Street, also look at these Bedford-Stuyvesant condominiums:
- 80 Vernon Avenue — same owner's new-construction condominium about a quarter mile south, plan accepted July 2026
- 393 Greene Avenue — five residences built over a 1901 two-story building, plan accepted July 2026
- 448 Park Avenue — six-story, six-residence condominium with a plan submitted in June 2026
- 178 Throop Avenue — seven-story, seven-residence condominium with a final certificate of occupancy in October 2026
- 107 Skillman Street — twelve-residence condominium with a long-term 421-a benefit
- 376 Vernon Avenue — five-story, 13-residence new construction on Vernon Avenue
More Bedford-Stuyvesant buildings
- 92 Stockton Street — 2021 condominium
- 935 Lafayette Avenue — 1931 condominium
- 939 Bedford Avenue — 1901 condominium
- 970 Kent Avenue (The Kent) — 1930 condominium
- Bedford Place, 906–908 Bedford Avenue — 2005 condominium
- Bommer Building, 272 Willoughby Avenue — 1920 condominium
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to Bedford-Stuyvesant.
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