98 Front Street

The 165 residential units (one of them the Resident Manager's unit) occupy marketed floors 3 through PH3 above a garden level, with the cube-shifted massing distributing terraces and setbacks through the middle and upper floors rather than reserving outdoor space for a penthouse tier alone. The garden level carries the building's largest spreads — two-bedroom units of roughly 1,350–1,730 square feet with private outdoor areas of 200–690 square feet per the offering plan's Schedule A — while typical tower floors mix studios of roughly 350–400 square feet, one-bedrooms of 520–650 square feet, and two-bedrooms ranging to over 1,100 square feet. The sixth amendment documents the building's late-stage reconfiguration: the Buildings Department required an enlarged Community Facility Unit on the third floor, which eliminated the original 3K resident-manager unit, created a new garden-level residence, and triggered a reshuffling of the garden-level amenity suite.

Interior specifications follow the new-development DUMBO idiom — floor-to-ceiling glazing within the concrete frame, open-plan kitchens, and finishes consistent with the 2019–2021 Brooklyn new-dev tier. The defining interior asset is light: the cube massing means exposures shift unit by unit, and the Adams Street frontage faces the bridge approach's open air rather than a facing building.

98 Front operates as a full-service condominium with an attended lobby and live-in resident manager. The amenity program is concentrated on the garden level and the roof: the indoor saltwater pool with steam room and spa, the fitness center (expanded under the sixth amendment to absorb the former library/lounge area, with steam room and locker rooms), a secondary recreation room, residents' lounge, coworking space, and children's playroom below; and the approximately 7,000-square-foot rooftop terrace — barbecue stations, outdoor kitchens, bocce court, screening area — above, with Manhattan skyline and bridge panoramas. Parking operates as an attended 66-space rack system under license agreements, an arrangement buyers should understand as valet-style mechanical parking rather than self-park spaces. Storage lockers (20) and bicycle storage (83 spaces) are licensed separately.

Purchasers should note the offering plan's disclosed special risk that the sponsor retained the unconditional right to rent rather than sell units — standard language in this vintage of Brooklyn new development, but a reminder to review the current sold-versus-rented unit mix and board composition during diligence.

Working capital contribution: Two months' common charges per unit at closing, per the offering plan.

Purchaser approval: No cooperative-style board approval; purchases run through the condominium's application and right-of-first-refusal process, which should be confirmed in the declaration and bylaws. Sales launched under a plan declared effective at the fifth amendment on contracts for 15 percent of units.

Subletting and investors: The plan contemplates rental flexibility, including the sponsor's retained rental rights. Confirm current leasing rules and any minimum-term requirements with the managing agent.

Pied-à-terre: Permitted.

Flip tax / transfer fee: None disclosed in the portions of the plan reviewed; confirm current fee schedules at offer stage.

Pets and house-rule specifics: Confirm current house rules with the managing agent; The Roebling Research Library maintains the offering plan and its amendments for client review.

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 $1,647/sf (floor-adjusted) across 5 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 2.3% 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 3-00051-7502; 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.

The massing creates real layout variety — inspect the specific unit. With more than 100 distinct layouts, floorplans in the same price band can live very differently. Terrace units, corner-glass units, and interior-facing units carry different value trajectories.

Understand the rack parking. The 66-space garage is an attended mechanical rack system under license agreements — convenient, but different in daily use from self-park garages. Confirm license availability and monthly fees.

The bridge approach is both amenity and neighbor. Adams Street frontage opens light and bridge views to the apartments that face it, though no view is protected without a recorded instrument; it also means roadway adjacency. Visit the unit with windows open at different hours.

Use current carrying costs. Against its projected 2020–2021 budget, the offering plan estimated combined monthlies from roughly $700 for studios; that historical projection does not establish current cost or a comparative ranking; verify the current common-charge schedule and the unit's actual tax bill, and run the True Monthly Carrying Cost Calculator against them.

Review the sold-versus-rented mix. The sponsor's retained rental rights make the current ownership composition a diligence item; ask for the condominium's current financials and board composition.

Market the architecture specifically. ODA's cube massing, the terrace ratio, and the bridge sightlines from apartments that have them are documentable differentiators against both DUMBO's older conversions and its larger new developments — lead with them.

Position against the right comparable set. Studio and one-bedroom exits compete with the neighborhood's new-dev inventory; garden-level units with major outdoor space should be priced against townhouse-alternative demand, not the building's own tower lines.

The amenity package is a genuine differentiator at this scale. An indoor saltwater pool and a 7,000-square-foot roof deck are rare below the mega-project tier in DUMBO; feature them in marketing.

If you're considering 98 Front Street, also evaluate:

• Front & York (85 Jay Street) — the block-scale DUMBO new development one block east; deeper amenities, larger buyer pool
• The Clock Tower (1 Main Street) — DUMBO loft-conversion comparison; assess specific dated sales
• 70 Washington Street — the Gair-era loft-conversion benchmark for the neighborhood
• 100 Jay Street (J Condominium) — earlier-vintage DUMBO new-construction condominium peer
• 51 Jay Street — warehouse-conversion condominium in the historic district's eastern blocks
• 205 Water Street — boutique new-construction condominium alternative
• 1 John Street — park-front boutique condominium at the water's edge
• One Clinton (1 Clinton Street) — Brooklyn Heights' flagship new-dev tower; the cross-neighborhood alternative