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March 27, 2008
Condo of the Day: 32 Berkeley Place, #3
Will $850 a foot fly in the Center Slope these days? Well, we'll find out by what happens with a new brownstone duplex listing at 32 Berkeley Place. The 1,130-square-foot pad has nice old floors and sweet new roof deck to recommend it. The kitchen? Not so much. The combined monthly costs are only $452. For $939,000 in this kind of a set-up, we want to get a real third bedroom. But who knows—maybe someone will fall in love with the views.
32 Berkeley Place, #3 [Corcoran] GMAP P*Shark
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Comments
Berkeley Place is not Center Slope.
Berkeley is one north of Union and one south of Lincoln.
Doesn't get much more North Slope than that.
Posted by: guest at March 27, 2008 12:45 PM
oy. my place must be worth a fortune.
Posted by: guest at March 27, 2008 12:49 PM
i want this place!!!! berkeley is one of my favorite blocks in ps.
the apartment looks great. i love it. i don't mind the kitchen at all. the charm and deck more and make up for it for me.
i think the price may be slightly high, but only because the maint. charges are so low and make up for it.
most places this size usually have close to 1000 a month maint...
Posted by: guest at March 27, 2008 12:50 PM
This condo is going for over ask. The floorplan and set up are perfection! I wish I had the money for it.
Posted by: guest at March 27, 2008 12:54 PM
Yes- $850 per square foot is flying in the North Slope. That's exactly what I just got for my top floor floorthru sale. That's the the brokers are all colluding to price at right now.
Posted by: guest at March 27, 2008 1:00 PM
The floor plan is not perfection. The deck should be off a public room not the bedroom.
'Come on over for a barbacue. Go upstairs through my bedroom I'll be right up with the chicken, hot dogs, hamburgers, relish, ketchup, mustard, corn, pickles, plates, cups, napkins, utensils, drinks, buns.'
Not perfection!!
Posted by: guest at March 27, 2008 1:02 PM
No body else inquire, I guess it's SOLD...to 12:50.
Instead of wasting your time typing that response, you should be on the phone calling the broker. How ridiculus are you?
Posted by: guest at March 27, 2008 1:04 PM
Come on that is absolutely insane, $850 a square foot for a 50 minute commute into midtown. Please!!! I would not pay $500 a square foot to live anywhere in Park Slope.
Posted by: guest at March 27, 2008 1:14 PM
You can rent a similar sized apartment for half the monthly cost necessary to finance this dog.
$5500 a month for a 2-bedroom apartment in a walk-up?
Total insanity. In this market, I'd be very surprised if they can even finance this thing. I understand many banks are shying away from walk-up apartments these days.
Posted by: Polemicist at March 27, 2008 1:15 PM
Places in the NOVO are ASKING only $580 sq/ft -- and falling. And, that's in a better school district. This is not worth 40% more per sq. ft.
Posted by: guest at March 27, 2008 1:18 PM
1:14 - Now you've done it. You had to go and suggest that Park Slope is not the best neighborhood in NYC. Do you know what this means, they're all going to come out to defend, reflect and argue about PS, Clinton Hill, Boring Hill, Carroll Gardens, etc.
Thanks Alot!
Posted by: guest at March 27, 2008 1:20 PM
This a good one bedroom plus den, just the way it is currently being used. Although you still have the major problem pointed out above about needing to go through the one bedroom to get to the deck.
So, who wants to buy this nice one bedroom in the Slope for $940K?
Posted by: guest at March 27, 2008 1:24 PM
novo sucks
Posted by: guest at March 27, 2008 1:34 PM
...and why would you buy it when you can rent a one bedroom with a den and deck for $2400.
sheesh!...and it goes without saying...in cobble hill (ba dum bah!)
Posted by: cobblehiller at March 27, 2008 1:35 PM
50 minutes to midtown?
Are you serious? There is the 2/3 train at Bergen a couple blocks from here. It's 30 minutes to Midtown, door to door.
Not taking into account the 50 trains at Atlantic Terminal...a 6-7 minute walk from here.
Posted by: guest at March 27, 2008 1:36 PM
This is a solid 2 bedroom with den.
I have no clue whatsoever why people are saying 1 bedroom plus den. It looks like a gorgeous apartment.
Anyone who says this is more than 30 mins to Midtown has one leg.
Posted by: guest at March 27, 2008 1:38 PM
Wow, more corcoran posts on Brownstoner. Mr. B, this is a DIY crowd, let's see some more FSBO/smaller brokerage listings!
Posted by: guest at March 27, 2008 1:42 PM
Speaking of walk-ups, is there a rule of thumb regarding how much in terms of dollars / percentage to reduce an asking price per stair or per flight of stairs?
Is there a material difference in price for an apartment on a second floor brownstone walkup versus a third floor walkup, etc.?
Posted by: Biff Champion at March 27, 2008 1:52 PM
This is a two bedroom, but Corcoran is charging a 3 bedroom premium. Brooklyn two bedroom walkups do not usually get $850/sq ft, not even in Strollerville. The deck is not bad though. I'd offer $850k.
Posted by: guest at March 27, 2008 1:54 PM
well, a better view on an upper floor could make up for that extra flight of hiking, no?
Posted by: cobblehiller at March 27, 2008 1:55 PM
$750k and not a Dinar more.
Posted by: guest at March 27, 2008 1:57 PM
Awful layout:
(1) den is accessed only through the second bedroom, so plan on waking up the kids if you work late, (2) deck is accessed only from your bedroom, -- hey guys, come to the roofdeck, don't mind our dirty clothes and unmade bed, and (2) small ugly kitchen.
30% overpriced, notwithstanding all the broker's postings above.
Posted by: guest at March 27, 2008 1:59 PM
The so-called second bedroom has huge french doors into the living room. That makes it a part of the living room. You can see that the current owner is using it that way--that's where the TV is. To make this a 2 bedroom you'd have to block off that wall and put in a doorway. As is, this is a one droom plus den.
I live two blocks away and work in midtown. 40 minutes at rush hour, but you need to leave 50 minutes to be safe. Unless you're talking about midtown Brooklyn??
Posted by: guest at March 27, 2008 2:21 PM
stoner,
do you want people to post their comments or not? what's going on with your server?
Can't you fix the glitch? I think it is driving everybody crazy!
Posted by: sam at March 27, 2008 2:25 PM
Sorry about that, but the combo of the NY Mag article on Monday, Daily News on Tuesday and New York Times today are putting a lot of stress on it. We're working on increasing our capacity but can't do it overnight unfortunately.
Posted by: brownstoner at March 27, 2008 2:28 PM
"Is there a material difference in price for an apartment on a second floor brownstone walkup versus a third floor walkup"
Actually the top floor like this should cost more because not only do you have the views, you don't have to listen to the people in the apartment above you tramping around on your ceiling. Most of the battles in our building are between people complaining about noise above and what carpets they should put down over the wood floors they paid so much for.
Posted by: guest at March 27, 2008 2:28 PM
Sam, are you getting the multiple posting thing happening too or some other issue?
Posted by: Biff Champion at March 27, 2008 2:30 PM
I just can't see how this place is worth $5450 a month -- and that's putting 20% down. There has to be some reasonable relation between rents and buying prices, and there just isn't one here -- buying means you're paying at least 75% more a month than you would if you rented. And that doesn't count the $15000 a year in investment income you're giving up on your down payment. You'd need massive price appreciation for this deal to make sense, and there's no reason to expect it, given the run-up in prices over the last five years and given the fact that this apartment is really not designed as a two-bedroom.
Posted by: guest at March 27, 2008 2:30 PM
I've posted two comments on here today which never showed up.
It's been happening all week.
Honestly, I'm getting totally fed up with it and am considering just not dealing with it anymore.
A couple people I've talked to have said the same.
Brownstoner is on the verge of a major loss in readership if you can't get this worked out soon I fear.
Posted by: guest at March 27, 2008 2:31 PM
This place would rent for at least $4000 a month. Possibly more. I'm thinking $4500.
Most people in the area I know pay $2000 and up for VERY small 1 bedrooms in this area. We're talking MAYBE 600sf.
Posted by: guest at March 27, 2008 2:34 PM
2:28 #2, thanks! Much appreciated info. I've heard one theory saying to deduct something like $5K per stair from the offering price, however, I agree with you (and NO, I'm not a broker!!) I would think to some people the views and lack of noise from above more than compensates for the hike up. Not having to worry about noisy neighbors is priceless to me (having lived in some very loud apartments until my current place). Although obviously there are certain individuals who would immediately rule out buying in a walkup, particularly the elderly, infirm, etc.
Posted by: Biff Champion at March 27, 2008 2:42 PM
The problem I am having is that when I try to post I get an error message. "The server is not recognized".
Posted by: sam at March 27, 2008 2:44 PM
I have no problem reading the faded type. Why are you bothering to post this comment multiple times?
Posted by: pmmtenement at March 27, 2008 3:47 PM
Hey Mr. B, the What is far more entertaining than 3:06, who insists on spamming the list all over with his color type issue. Can you give us back the What and block this guy's IP?
TIA,
Denton
Posted by: denton at March 27, 2008 4:03 PM
Sure, it is a 2-bdrm with den, but will go for 3-bdrm price because, in addition to being on the top floor, with the resultant sun, lack of footsteps, and views, it has ALL of the possible amenities - deck, fireplace, sauna, W/D, and, best of all, it is a condo, not a coop, yet in an old brownstone building. So you can sell it to whomever you want.
It is a great block - some will say it isn't in 321, but not everybody cares about that - not everybody has kids, and many who do go the private school route.
It is really underpriced, I think. Don't get why broker did that. 3-bds without the amenities are going for more. Will go for just under, or over, a million, if the seller and broker are wanting to do a bidding war.
I'd be interested if I were looking right now. And, no, I'm not a broker, or in any way related to this sale.
Posted by: guest at March 28, 2008 10:58 AM
Sure, it is a 2-bdrm with den, but will go for 3-bdrm price because, in addition to being on the top floor, with the resultant sun, lack of footsteps, and views, it has ALL of the possible amenities - deck, fireplace, sauna, W/D, and, best of all, it is a condo, not a coop, yet in an old brownstone building. So you can sell it to whomever you want.
It is a great block - some will say it isn't in 321, but not everybody cares about that - not everybody has kids, and many who do go the private school route.
It is really underpriced, I think. Don't get why broker did that. 3-bds without the amenities are going for more. Will go for just under, or over, a million, if the seller and broker are wanting to do a bidding war.
I'd be interested if I were looking right now. And, no, I'm not a broker, or in any way related to this sale. I just know the P.S. brownstone 2 and 3 bdrm market well.
Posted by: guest at March 28, 2008 11:00 AM
Something about that bed makes me want to jump right in...
Posted by: guest at March 28, 2008 12:34 PM
Just saw this property this afternoon. Decent apt, definitely NOT a 3 BR. Roof deck is nice, if not actually very small, but you've got no peace because the playground across the street is constantly filled with squealing children. The listing should say "Enjoy your gorgeous views and bring your earplugs!"
Posted by: guest at March 30, 2008 4:10 PM
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