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June 3, 2008

Condo of the Day: One Hanson Place, #21GF

one-hanson-0608.jpg
How much is one of the nicest terraces in Brooklyn worth? This three-bedroom listing on the 21st floor of One Hanson Place will answer that. As far as we can tell, the outdoor space (of which there is 1,000 square feet) is being priced at about the same level as the indoor space (about 2,500 square feet). The asking price is $3,200,000. Some other apartments on lower floors have been selling for around $800 a foot, which would imply that the indoor space here is worth only $2,000,000 and, by extension, that the outdoor space is accounting for $1,200,000 of the asking price. If one is more generous and says that the indoor space is worth $1,000 a foot because of the high floor, then that lowers the terrace's implied price tag to $700,000, or $700 a foot. There's an open house tomorrow from 12 to 1 p.m. for lunchtime gawkers.
One Hanson Place, #21GF [Stribling] GMAP




Posted by Brownstoner at 12:40 PM | Comments (53)
Categories: Condos, Fort Greene

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Comments

I'd rather have this place over today's place OR the one yesterday on Hicks. The layout looks nicer and it's a very rare 4 bedroom.

http://www.corcoran.com/property/listing.aspx?Region=NYC&ListingID=1280730

I do love me some One Hanson though...

Posted by: guest at June 3, 2008 12:49 PM

Wow! Gorgeous! Once AY is built, with all of the lights, the view will be even better! I wish I were rich.

Posted by: guest at June 3, 2008 12:51 PM

nice place. however the high (and to-be higher) combined CCs+tax is a major bummer on price appreciation.

Posted by: BrooklynLove at June 3, 2008 12:55 PM

Isn't there a way to block corcoran's isp so they will stop posting all these "it's nice, but I'd rather have..." comments. Their brokers add links to their own listings to every discussion. Yesterday they brought a completely unrelated house into the discussion of the HOTD. Now this crap at 12:49 that has been for sale for months and hasn't moved. Corco broker, if you want to sell the apt., cut the price, don't put links to it in the comments here.

Posted by: guest at June 3, 2008 1:09 PM

I dont understand why someone would want to live over there. I could understand if you were getting something cheap but the prices of OHP are absurd for that area. Its a hike to all restaurants and so on. I d rather live in Boerum and Cobble any day over that and btw if I wanted to spend 3mill on an apartment I would buy in DUMBO before OHP...

Posted by: guest at June 3, 2008 1:10 PM

I guess the place is not finished? 5 of 7 images on the web site are of the lobby and bldg exterior. Well, the description sounds nice.

Posted by: Fjorder at June 3, 2008 1:11 PM

uhhh...1:09...Number 1, I'm not a Corcoran Broker, (I happen to live around the corner and just came across the listing today).

Number 2, it is a new listing. It has not been for sale for more than a week.

I happen to think it's perfectly fine to find something else and compare it to other things on the market.

You're sorry.

Posted by: guest at June 3, 2008 1:14 PM

a corcoran broker would never have said they love one hanson (which is marketed by their major competitor, stribling).

Posted by: guest at June 3, 2008 1:16 PM

At least 12:49 was referencing real estate, 1:09. Unlike you, who referenced nada. Perhaps we should have YOUR ip blocked instead.

Posted by: guest at June 3, 2008 1:18 PM

1:10 - it really is't a "hike" to anything from One Hanson. I live near there and am within a quick 5-10 minute walk of the best of Fort Greene, North Slope (especially 5th Ave), and Smith & Court Streets, not to mention all the places along Atlantic.

No, I'm not a broker but as a resident I absolutely love living in this neighborhood.

Posted by: guest at June 3, 2008 1:20 PM

I like the Park Slope place better. It's cheaper than One Hanson by a million dollars or yesterday's Co-op of the Day. And it's much bigger and still has views.

Posted by: guest at June 3, 2008 1:20 PM

The terrace is gorgeous but keep in mind that this is the tallest building around for miles and the wind up there most days will make it unusable. On still summer days though it will be magical.

Posted by: guest at June 3, 2008 1:24 PM

Schwing!

Posted by: kuroko at June 3, 2008 1:33 PM

This is not just an outdoor space - you need to see the views from up there.

Whether or not #1 is a broker, the Plaza Street posting is apples and oranges - the buyer for that unit is not the buyer for 1 Hanson.

But to make it relevant (maybe), I think the layout of both the 1 Hanson unit and the Plaza West unit are horrid. Plaza West is a corridor with a bunch of rooms; 1 Hanson is just illogical (maybe because it combines 2 units?) - do you really need a storage room and FOUR bathrooms?? Both places have too many walls.

Posted by: WBer at June 3, 2008 1:36 PM

too windy.

you'll be able to use the space 10 days a year.

Posted by: guest at June 3, 2008 1:42 PM

Yes 1:20, it is "cheaper" by a cool mill, but it is not "much bigger". It is, in fact, smaller by a couple hundred sq ft, and lacks the 1000 sq. ft of terrace - with quite possibly the best views to be had in the entire borough.

While the PS place is on the park, has green views and seems to be a nice pad, this place is a show stopper for someone willing to pay for it. I don't think these two properties are comparable. The place on the Park is only 2,200 sq. feet, is pretty but not particularly outstanding, and is asking north of 2 mm.

On the other hand, this place is in a pretty crappy location, but is in THE clock tower, has every subway within a hop skip, and is truly singular with those views. They'll also be closer to the happening fun of the MTV kids in no time at all. Now THAT'S something. Where do I sign up?

They might get something close to this.

Posted by: Nokilissa at June 3, 2008 1:44 PM

Looks like generic, run-of-the-mill construction. If someone believes it is worth 1K/sq ft, more power to them. God bless.

Posted by: guest at June 3, 2008 1:46 PM

Steps to Chuck E. Cheese!

Posted by: guest at June 3, 2008 1:48 PM

I looove the Plaza Street West apartment. When you compare it to yesterdays...1.95 million for 1300 square feet (huh?) this one looks like a downright bargain. Both have high maint. though.

Posted by: guest at June 3, 2008 1:54 PM

"Too windy"? I would generally call it a strong breeze.

The outdoor space is fine from April though September, about half the year.

Not a broker, but someone who uses a roof deck higher than this frequently.

Posted by: guest at June 3, 2008 1:56 PM

How is this place a show stopper?? I don't see it.

You can get nicer in Manhattan for less. And given the height of the unit, the terrace is literally unusable because of the wind factor, as someone else has said.

No one with kids will buy it either because that ledge around the terrace is quite low.

So a bachelor? Yeah, I don't think so...they'll take Financial District over this.

Posted by: guest at June 3, 2008 1:58 PM

not feelin it.

way too expensive for this location.

hate to say it, but i'm much more into the slope pad.

Posted by: guest at June 3, 2008 2:13 PM

The problem is that the wind will hit the upper floors and swoosh down like a veratible hurricane even on days that are relatively calm at streetlevel. on windy days, you will need to anchor everything down. This terrace should have a partial greenhouse enclosure so as to make it more usable, but because it is a landmark, that may not be allowed.

Posted by: guest at June 3, 2008 2:22 PM

Who took that picture? Spiderman?

Posted by: guest at June 3, 2008 2:22 PM

I don't know. Maybe you're right. I went back and examined the floorplan and I think I was mixing up two spaces. Somehow I had an erroneous cognitive hybrid two apartments: one of the upper floors, which I think has a much higher price tag (4.7?), with this one which has the terrace. The floorplan on this apartment is a little odd and breaks up the living space. And the kitchen is tiny.

Next.

Posted by: Nokilissa at June 3, 2008 2:23 PM

It will be really windy in that location--Hanson Place is one of the windiest places in all of NYC.

From time to time I've been at the top of the bank at the observation deck when they've had it open to the public, and can't imagine it, or any other outdoor space in that building, being usable on a regular basis.

Great views, tho!

Posted by: tinarina at June 3, 2008 2:25 PM

People who will not buy this apartment:

1. Those with kids
2. Those with a toupee
3. Those with sensitive skin
4. Those who like open spaces


So that leaves, what...about 3 potential buyers in the city?

Posted by: guest at June 3, 2008 2:37 PM

2:22 (#2) - that isn't a "picture", it is a rendering, as are all the rest of the images for the listing.

Posted by: guest at June 3, 2008 2:37 PM

tinarina writes "Hanson Place is one of the windiest places in all of NYC."

Is Hanson Place on some kind of wind tectonic plate that makes it one of the windiest places in all of NYC?

Posted by: daveinbedstuy at June 3, 2008 2:40 PM

if it's so windy up there, how am i going to light up my blunt?

Posted by: guest at June 3, 2008 2:49 PM

OMG, you people thought that was A PICTURE!!!????

Come on. If you think the terrace is going to look that nice, you are NUTS!

And yes, the open space (no tall buildings) surrounding One Hanson does indeed make for a windier locale. This is true...

Posted by: guest at June 3, 2008 2:50 PM

What's with all the posters saying the wind will be too strong? How do you all know this? Are you all meterologists or something?

Posted by: Brooklynnative at June 3, 2008 2:53 PM

"What's with all the posters saying the wind will be too strong? How do you all know this? Are you all meterologists or something?"

Cause I've been on many rooftops in the city which are not even 21 stories and the wind (even on a calm day on the ground) is really unpleasant at that height...

Posted by: guest at June 3, 2008 3:06 PM

Code requires a minimum 43" (3'-6") railing, which is what most buildings have (and it what this will have).

As for wind, I'd guess that this would be as windy as any other setback terrace on a high floor. You do get downdrafts, and you are more exposed. I don't think that makes the terraces unusable, but then I've never lived in a high rise with a terrace. I wouldn't leave the umbrellas up, though.

Posted by: WBer at June 3, 2008 3:24 PM

"I wouldn't leave the umbrellas up, though."


Good thing cause there are no umbrellas. What you are looking at is a computer generated photograph. The terraces look nothing like this in real life. A concrete slab...

Posted by: guest at June 3, 2008 3:32 PM

Look at the floorplan. Then look closely at the rendering. It isn't even of this terrace. The number of windows is completely wrong.

Posted by: guest at June 3, 2008 3:34 PM

3'6" is not high enough to have a chance of my toddler falling off. don't know many parents who would be interested in such a thing...

Posted by: guest at June 3, 2008 3:41 PM

3:32 - I know its a rendering, and I also know what the terraces look like in real life (red terra cotta tile, not a concrete slab).

3:41 - 3'-6" is a standard height required by code - most terraces do not go higher. If that makes you uncomfortable (which is understandable), then you probably don't have a high rise with a terrace in your future!

The rendering of the building itself is actually not accurate - on this building, some of the crenellations are significantly higher than 42" (over 5' in some places, I think), but the area in between is at 42". This shows the entire parapet much lower than I remember.

Posted by: WBer at June 3, 2008 4:11 PM

"3'6" is not high enough to have a chance of my toddler falling off. don't know many parents who would be interested in such a thing..."

Most parents realize there kids won't be toddlers forever. Some have kids who are already old enough for rational decisions. What are you going to do, not have a stove or bathtub or knife in the house ever?

Posted by: guest at June 3, 2008 4:20 PM

I'm on rooftops of NYC office buildings regularly, including, yesterday, One Bryant Park, and all this stuff about high winds seems to be some kind of urban legend. If it's not windy in general, it's not windy on the roof, no matter how high.

Posted by: denton at June 3, 2008 4:24 PM

If roofs are not windy, why do people install wind powered tubines and such on them??

Posted by: guest at June 3, 2008 4:58 PM

4:58, because, in an urban environment, there is no room to install them on the ground! They also install cell towers and satellite dishes and solar panels. Actually, I haven't seen any wind turbines in NYC...

Also the wind is directed and messed up on the ground by buildings and other obstructions. You may remember how the WTC plaza was closed for years cuz of the weird winds.

All I'm saying is that if the forecast calls for 20-mph west winds (as an example) you will get 20mph west winds on the roof. Not more. On the ground you get variation.

Posted by: denton at June 3, 2008 5:26 PM

rooftops are very windy. was just up on mine earlier and my wine glass blew over.

only 8 stories up...

Posted by: guest at June 3, 2008 5:58 PM

whoever wrote that it is no windier 21 stories up than at streetlevel needs to get out more.
The higher you go, the stronger the wind.

Posted by: guest at June 3, 2008 6:22 PM

THANK GOODNESS this listing has caused the thread to focus on WIND.

I HAVE BEEN TALKING ABOUT WIND issues with the proposed AY project as planned for a couple of years.

At 200 lbs, I have nearly been blown over on Hanson Place.

When it's windy in NYC/Brooklyn, Hanson Place is terrible.

I've been up high in the WSB Bldg. IT IS WINDY. Hello.

The proposed towers of AY would only create more nightmarish funneled wind. Raising a tall building in a relatively flat area can lead to a ton of strong wind patterns at street level for pedestrians, signage and trees. Since Ratfink built the "mall" and tower, what with the NYS government building, the wind has gotten crazy. Street signage are been breaking. They quake like a hurricane’s coming through on windy days.

If Ratfink gets to put more towers we'll have a massive wall that will create tons of downstream turbulence.

As I have written before and some of you have read, if this were Germany or London, the environmental study would have been professional and have studied computer models of wind turbulence. But this is the wild west so professionalism and rationality is out the window.

REGARDING THIS APARTMENT: The 3.5 baths is kind of pathetic...and the apartment is overpriced despite them. I think the terrace will be very windy on many days. Plants and furnishings will have a hard time of it! Forget candles!

Posted by: guest at June 3, 2008 7:05 PM

I just spilled my wine glass and I was in the backyard! It wasn't the wind!

Posted by: guest at June 3, 2008 7:06 PM

Re wind, I'm no expert but have a roof deck in Carroll Gardens and find that there is MUCH more wind up there than at ground level on my block.

Posted by: guest at June 3, 2008 7:45 PM

7:05... "At 200 lbs, I have nearly been blown over on Hanson Place."
The fact that you've nearly been blown over on Hanson Place has nothing to do with this thread. Please stay on topic.

Posted by: GHB at June 3, 2008 10:06 PM

OK, I must chime in about the wind. We just sold our apt that has a roof deck and I must say, as much as it was lovely on the occasional perfect summer night, or the 4th of July, it was indeed windy, and hot during the day - and the problem is, it was too windy to do anything about the heat - we tried lots of umbrellas, sails, etc but they always were knocked over by wind, and we literally feared for people's safety that something would blow off the roof. Doesn't mean it's not great some of the time, but we did not use quite as much as we hoped/planned. On the other hand, friends with gardens complain about the mosquitoes, so maybe there's no perfect NYC outdoor space...

Posted by: guest at June 3, 2008 10:35 PM

downtown brooklyn is not a 3 million dollar neighborhood.

but i heard tribeca is.

Posted by: guest at June 3, 2008 11:44 PM

I concur, I was once blown on Hanson Place too.....oh wait ..

Posted by: guest at June 4, 2008 12:13 AM

Like I said, yesterday I was on top of 1 Bryant. No wind. Here's a pic of two welders hanging off the edge, except one appears to be sleeping. 55 stories up.

http://www.pbase.com/dentontay/image/98115167

Wind on those 6 story high decks that everyone talks about is caused by the wind funneling effect on the ground from surrounding buildings. This one is high enuf. I'll take it. With a million dollar price chop.

Posted by: denton at June 4, 2008 6:48 AM

I live at 1 Hanson Place on one of the higher floors and can share my personal experience regarding the whole wind thing. I keep my windows open most of the time as there is always a very nice cool breeze coming in at this height (I have had to use the A/C units very little so far), but I can imagine that the wind may be a problem on a terrace (even so, I wouldn't mind having one in all honesty). I have recently been to a lunch on a penthouse condo in the upper east side and it was super nice, but having an umbrella or anything like that would not have been possible, and the people living there said that was the case a lot of the time even when the days are very nice like the one when I happened to visit.
As far as the rest, I have to say I am very happy with my investment (hugely biased opinion obviously). My apartment is close to the elevators and I don't hear a thing. Construction is going on around me and the noise levels are minimal. There is some traffic noise during the rush hours when everyone is driving along as if their horns were gas pedals but that has been my experience in Manhattan as well. I can't wait for the common terrace to open, I think it will be very nice to be able to go up and enjoy the scenery every once in a while.
Like most things in life, I would simply say about One Hanson Place what I tell people about my iPhone - "it isn't perfect, but it is perfect for me".
The good news is that there are a zillion other options out there to fit everyone's taste and budgets. :)

Posted by: guest at June 20, 2008 9:46 PM

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