« Inside Third & Bond: Week 77 House of the Day: 182 Rutland Road »

March 26, 2009

Co-op of the Day: 160 Henry Street

Are there still buyers out there looking to drop $4,250,000 on a Brooklyn Heights co-op? We'll find out soon. This 3,000-square-foot penthouse at 160 Henry Street just hit the market with that price tag. The photos look nice, for sure, but it's really the floorplan that makes a better case for the high price. Now that's an apartment! Oh, in case you were wondering, you are allowed to use this place as a pied-a-terre. Phew.
160 Henry Street [Brown Harris Stevens] GMAP P*Shark

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Yowzers, now THAT's a swanky pad!

Posted by: TownhouseLady at March 26, 2009 12:45 PM

it's huge and gorgeous but a $4000 maintanence are you @#$#@ kidding me! outrageous!

Posted by: bkny at March 26, 2009 12:47 PM

Serious question to all of you...if you had $4mill+ to drop on a home, would it really be a co-op and not a brownstone or other type of single-family dwelling?

Posted by: InsertSnappyNameHere at March 26, 2009 12:51 PM

I'm going to start calling my bedrooms "chambers" now. I could ask a lot more money when it come time to sell.

Posted by: daveinbedstuy at March 26, 2009 12:52 PM

Condos this size would have a CC of $4K+ too yet they don't get a mtg deduction.

Posted by: DeLepp at March 26, 2009 12:54 PM

if i had 4 million dollars i wouldnt set foot in brooklyn!

*rob*

Posted by: PitbullNYC at March 26, 2009 12:54 PM

I absolutely loathe the use of "chamber". I only see it in ads for high-end places with self-consciously pompous listings. Does this realtor think people with money come from the 19th century?

Posted by: lechacal at March 26, 2009 12:55 PM

Dear Brown Harris Stevens,
Please provide more pictures of this apartment. I want to drool till there is no more saliva in my mouth.

Posted by: bayridgegirl at March 26, 2009 12:55 PM

That's a lot of chambers. Good spot if you're looking for a place to run your S&M business out of.

Posted by: Rookie at March 26, 2009 12:56 PM

Snappy,
Not sure, but I can see why people with that much money may go for an apartment. The main positives of an apartment would be 1) security, 2) having maintenance people onsite.

Posted by: etson at March 26, 2009 12:56 PM

This looks like—and sounds like- "Chambers"(!)—a real-life set of the board game Clue.

Posted by: Fjorder at March 26, 2009 12:57 PM

No, Snappy, I'd buy a house. As sad as I am to say this, probably one in the West Village.

Posted by: daveinbedstuy at March 26, 2009 12:57 PM

If I had 4mm I'd take a co-op over a brownstone -- I didn't love all the stairs, but not this one. I LOVE this unit, but not the building.

Posted by: Ringo at March 26, 2009 12:57 PM

Regardless of how much money I had a coop or condo wouldn't be my choice.

That said, I think a big draw is the amenity factor- doorman, security etc. It's lower maintenance (work not money obviously). It's also one floor living. Some people do have issues with having to climb stairs.

Posted by: TownhouseLady at March 26, 2009 12:57 PM

I see chamber all the time in floor plans. Just an old term. My price range was not "TONY".

Posted by: DeLepp at March 26, 2009 12:59 PM

I'm thinking this floor plan is almost as old if not as old as the building. In which case "chambers" as pompous as it sounds now was commonly used.

Posted by: TownhouseLady at March 26, 2009 1:00 PM

Hmmm. I guess I can see the benefits of not having to do maintenance, security, etc. but I guess it just seems odd to me that one of 'means' would choose to have people above, below, or beside them or in some cases all three. I'll take a nice little frame house with a backyard any day.

Posted by: InsertSnappyNameHere at March 26, 2009 1:02 PM

I know people won't believe me, but I would still buy in Brooklyn no matter how much cash I had on hand. The apt vs. house issue is tougher. The doorman alone is pretty fabulous.

Posted by: Rookie at March 26, 2009 1:02 PM

This is chamberific.
If you are worried about the $4,000 maintenance then this pad ain't for you.
I know two older couples on my blocks, who are not yet elderly, but who are cashing in their brownstones and moving to swanky condos with views.
It's called planning for your old age (as in living on one level and having services) and it's smart.

Posted by: sam at March 26, 2009 1:03 PM

A wrap around terrace with a view of the harbor, bridges and the city.....I just fainted.

[LOUD SIGH]

Posted by: bayridgegirl at March 26, 2009 1:03 PM

Yes, BRG & Snappy, you can't get that view from a brownstone.

Posted by: daveinbedstuy at March 26, 2009 1:05 PM

I guess I'm just not much of a view appreciator. All I want is a backyard. God, I miss grass!

Posted by: InsertSnappyNameHere at March 26, 2009 1:08 PM

I live a few blocks from this building and I guess when you pay $4.2 million on a pad, dropping $4K on fees is nothing. BTW - I missed my train stop on the way home the other night and had to get off on Lawrence. Does anyone know what's going on with the new development going up there? I think it's 111 Lawrence. It looks like it's half done. Is that a rental or condo? What's the deal?

Posted by: Stephanie8808 at March 26, 2009 1:09 PM

I keep looking at that floor plan and man oh man this is SOME place.

Have you ever seen this many closets ever?

Whewwww...I've got the vapors!

Posted by: TownhouseLady at March 26, 2009 1:09 PM

agree with THL -- floorplans for my current place say chambers too. that's just how it was done in the olden days. I love these charming plans. Like the units themselves, with closets and halls and baths, they make more sense then what people make now. The thick-lined floorplans BHS draws up now are the worst of the lot.

I think anyone over the age of 50 who expects to live for another 10 years thinks about the stairs in a brownstone. I think if you're 40 and you're buying your forever house, you think about the stairs. Now if you're 30 and you've got $4 to spend, get thee a townhouse and god bless.

Posted by: Ringo at March 26, 2009 1:09 PM

"but I guess it just seems odd to me that one of 'means' would choose to have people above, below, or beside them or in some cases all three."

Um Snappy...people of 'means' are living as you describe above all over Manhattan. Actually some of the wealthiest in the city live like this.

Posted by: bayridgegirl at March 26, 2009 1:10 PM

Ringo...WTF???? I'm 54 this year and wouldn't give my stairs up for the world. What are you, like 25??? You obviously have no clue what 50 & 60 year olds are capable of. If a 60 year old can't climb a flight of stairs then maybe they should be in a rest home anyway.

Unless you're a smoker then I understand why you would think that. :)

Posted by: daveinbedstuy at March 26, 2009 1:14 PM

I was paging through the photos laughing at the sort of vomit-y furnishings (to each their own? money doesn't buy taste, I guess) when I noticed the listing says it comes "furnished." Hilarious! Spend $4MM on an apartment and then have to throw all that shit out!

Posted by: lucille at March 26, 2009 1:14 PM

One of 'means' usually has a country house too, so they don't care about neighbors in the city. They flock to the "country" on the weekends to get away from it all.

Posted by: Stephanie8808 at March 26, 2009 1:15 PM

BRG...and with window A/C units in many of those tony Park Ave apartments as well. LMMFAO

Posted by: daveinbedstuy at March 26, 2009 1:15 PM

I know they do, BRG, I'm just one of those people who likes to be free and clear of shared walls etc. Besides, I'm loud and feel sorry for anyone who would end up sharing a wall with me. My current situation is set up so that I don't really share any walls with anyone and below me is an office. Once they close at 5pm, I'm free to blare my music, vacuum at 3am and all the other nutball things I do :)

Posted by: InsertSnappyNameHere at March 26, 2009 1:16 PM

Snappy...most Brooklyn brownstones have shared walls as well!!!! Although I've never heard my neighbors through mine.

Posted by: daveinbedstuy at March 26, 2009 1:17 PM

And besides it's a full floor PH. There's nobody above them and no one to share the hall with as they wait for the attended elevator.

Posted by: BrooklynIsHome at March 26, 2009 1:18 PM

Once again I agree with Sam.

I had a house for many years. Enjoyed it, and it worked well for my daughter. Now that we're empty nesters, and given some medical issues my wife has, we bought a one-level condo four years ago, and we are really glad we did it. I still miss some aspects of having a home, but that is more than made up by what we've gained: ease of living, more time to do the things we couldn't do when we were raising my child and more money to spend on entertainment and travel. I'd recommend that folks consider this change after their kids have moved on.

I would love to be able to afford this apartment, $4000/month maintenance and all.

Posted by: benson at March 26, 2009 1:18 PM

It's a beauty and it's got charm to spare. I would still take a brownstone though. By today's standards I would think many would hate the smallish bathroom size.

Posted by: DeLepp at March 26, 2009 1:19 PM

Dave, that's why I want a detached frame house in GH :) There's one I've got my eye on (though it's not for sale and I'm broke!)

Posted by: InsertSnappyNameHere at March 26, 2009 1:19 PM

Aaarrggggh....I can't stop staring at this floor plan.
I LOVE THIS APT!

[Kicking myself for marrying for love and not money]

Posted by: bayridgegirl at March 26, 2009 1:20 PM

great place
but if I had 4 million not really sure I would buy a coop - I would probably want a fancy brownstone in park slope....

Also it seems the last COTD have been Brown&Harris properties - no?

Posted by: gemini10 at March 26, 2009 1:24 PM

Dave,

My folks are in their 60's and extremely active. They are however building a house where there is a space carved out to install an elevator. They know that they aren't going to be moving once they get into this house so they're being smart and planning ahead for a day when stairs DO become an issue.

Also, as someone who has suffered from a severe ankle injury I can say that some days those stairs, much as I love them, become quite formidable.

Posted by: TownhouseLady at March 26, 2009 1:24 PM

DeLepp....I totally agree with you on the bathroom issue. Also, although this kitchen is large, I still think that even people who pay $4MM and have a penthouse often have informal parties that still revolve around the kitchen.

I bought my place so that I could have a gigantic master bath and that's what I put in.

Posted by: daveinbedstuy at March 26, 2009 1:26 PM

Can I legally put a smoker or charcoal grill out on that terrace? If not, then you can keep it!

Posted by: RaginCajun at March 26, 2009 1:27 PM

Yes, Cajun...oftentimes a deal breaker with terraces.

Posted by: daveinbedstuy at March 26, 2009 1:30 PM

This is the first apartment I have seen that makes me think twice about owning a townhouse. I love the floor plan and having that wrap around terrace is killer. The light and views must be amazing. I am going to watch this one, thats for sure. Do you think they will have to drop the price, given what's going on in the market?

Posted by: homey at March 26, 2009 1:32 PM

DIBS, in the last 3 apts I've added about 5 sq feet per apt to my bath. I'm estatic with 40 sq feet but a real master bath would put me over the moon.

Posted by: DeLepp at March 26, 2009 1:32 PM

in my next life, 4.2 will be chump change . I'm in a townhouse now with front & rear gardens that I love. But I'd be just as happy gardening on a roof with views! I would live here in a heart beat.

Posted by: cggirl at March 26, 2009 1:36 PM

I was in my 30s in a brownstone and it kind of killed me. But maybe without babies it's not too bad. Babies in bedrooms on the third floor, kitchen on the first floor, my bedroom on the second floor (never went up to the top floor). laundry in the basement. It sounds pathetic, but I was up and down 35 flights of stairs a day. Sometimes 50! Plus a stoop. I felt it. I moved.

I read Paul Bettany saying the stairs were killers in their PPW house. And hey, he looks like a guy in shape.

Posted by: Ringo at March 26, 2009 1:41 PM

My grandma would always say bedchamber, never bedroom.

Posted by: dittoburg at March 26, 2009 1:41 PM

great "chambers" to store your chattel, and a lovely scullery to store weekly deliveries from the abbatoir.

Posted by: goldie at March 26, 2009 1:49 PM

Is there an apothecary nearby?

Posted by: InsertSnappyNameHere at March 26, 2009 1:52 PM

Or is it the 'chemist'?

Posted by: InsertSnappyNameHere at March 26, 2009 1:52 PM

You townhouse owners, as you’re sitting in your backyard staring at your tomato plant wondering why it won’t grow, you glimpse your neighbor’s plastic white fence and how it’s leaning onto yours. I will be sitting on this wrap around roof terrace staring out onto the harbor. The moon glistening on the water, the lights of the Brooklyn Bridge are reflecting a shimmer. I look at the Statue of Liberty as the boats sail by. On a foggy day as the fog starts to lift I can see the Manhattan skyline coming into view with each individual building peaking through the mist.

Ho-hum....someone wake me up!

Posted by: bayridgegirl at March 26, 2009 1:53 PM

snappy nearly made me spit my coke

Posted by: goldie at March 26, 2009 1:55 PM

Posted by: InsertSnappyNameHere at March 26, 2009 1:57 PM

$1400/sf and a $4000m maint?

To quote the Supreme Beings of Leisure, "I'll take Manhattan, I won't even pretend."

Posted by: SnarkSlope at March 26, 2009 2:01 PM

goldie...I thought coke went in and out of your nose??

People in this place would be doing snuff and absinthe.

Posted by: daveinbedstuy at March 26, 2009 2:02 PM

I don't know, if I had $4 mil I might consider it. Growing up in brownstones I always thought I'd never find an co-op that I'd like, but that is pretty swanky.

Posted by: christopher at March 26, 2009 2:04 PM

And wearing smoking jackets.

Posted by: cobblehiller at March 26, 2009 2:06 PM

booty bump snuff and absinthe im sure!

*r*

Posted by: PitbullNYC at March 26, 2009 2:06 PM

I guess this would stop the stray momma cats from coming into my backyard and leaving me their babies to look after.

Or would it?...

Doorman: Mrs. THL you have a delivery downstairs
Me: From where?
Doorman: I'm not sure she didn't speak English but she did leave you a basket.
Me: More kittens?
Doorman: Yes, more kittens.

Posted by: TownhouseLady at March 26, 2009 2:10 PM

> "Doorman: Yes, more kittens."

Is that like getting Omaha Steaks in the mail?

Posted by: SnarkSlope at March 26, 2009 2:13 PM

dibs - absinthe has already made a comeback, and while snuff not yet, i read an article about hipsters starting to smoke pipes again (not crack/weed, but old man boubon-scented tobacco type)

Posted by: goldie at March 26, 2009 2:13 PM

goldie - what do you say instead of abbatoir?

Posted by: dittoburg at March 26, 2009 2:16 PM

Listen, I use chemist and abbatoir in my normal everyday speech (not usually in the same sentence) so lay off!! I also say kennel instead of doghouse and pavement instead of sidewalk and lamppost instead of lightstick or whatever you dumb-it-down bunch say so stick it!

Posted by: dittoburg at March 26, 2009 2:18 PM

I'd rather have an apartment but the maintenance is insane...even after the deduction your looking at 3,000+ in real cash each month.

And I disagree with the sentiment - well if you can afford a 4M apt then the maintenance is irrelevant - while for sure many people who would buy this apt might not care - there are PLENTY of people who buy their residence based on income - even at this level (as we are beginning to see with some of the big $ wall St guys).

For someone who buys this place like the rest of us mortals - 20% down finance the rest - the Maintenance would amount to a 22% increase on the monthly otherwise (18G) nut. Which is not irrelevant

Posted by: fsrg at March 26, 2009 2:18 PM

Or Harry & David Pears in the mail!!!!

goldie...I can imagine hipsters smoking pipes.

Posted by: daveinbedstuy at March 26, 2009 2:20 PM

That's not a co-op. That's a six-pack of co-ops (chambers?).

It'll go for above ask.

***Bid half off peak comps (if you can find such a comp for this puppy)***

Posted by: Brownstones Half Off at March 26, 2009 2:37 PM

$4K maintenance is fair for that fuckin' Lois Lane pad.

***Bid half off peak comps***

Posted by: Brownstones Half Off at March 26, 2009 2:38 PM

My love is waning for this apartment because there isn't a boudoir adjacent to the Master Chamber.

Posted by: bayridgegirl at March 26, 2009 2:40 PM

fsrg
I cannot imagine that a) the Board would accept 20% down for this and/or b) the buyer could get fianncing for 80%.

And, in the realm, the CC are hardly a deal breaker....

ahhh -- to have married UP....

Posted by: BH76 at March 26, 2009 2:42 PM

I wonder if the people commenting on here in favor of a house over an apartment grew up outside the city. I grew up in NYC and could never imagine living in a house.

Of course I'll never have 4.2 million bucks to blow on real estate (or anything else!!) so its a moot point. Sweet ass pad though. I think my apartment fits in the kitchen.

Posted by: clintonhillbuyer at March 26, 2009 2:43 PM

I wonder if the people commenting on here in favor of a house over an apartment grew up outside the city. I grew up in NYC and could never imagine living in a house. Who wants the stress and hastle of fixing s*** and gardening? All that dirt! yuk!!

Of course I'll never have 4.2 million bucks to blow on real estate (or anything else!!) so its a moot point. Sweet ass pad though. I think my apartment fits in the kitchen.

Posted by: clintonhillbuyer at March 26, 2009 2:44 PM

That's not a co-op. That's a six-pack of co-ops (chambers?).

It'll go for above ask.

***Bid half off peak comps (if you can find such a comp for this puppy)***

Posted by: Brownstones Half Off at March 26, 2009 2:37 PM

HOLY MOTHER OF GOD!!!!!!!!! BHO SAYS IT'LL GO FOR ABOVE ASK.

Posted by: daveinbedstuy at March 26, 2009 2:45 PM

"I grew up in NYC and could never imagine living in a house."

I couldn't stand condo living any more. I spent most of my adult life in Chicago in houses (in the city, not the burbs).

Posted by: daveinbedstuy at March 26, 2009 2:48 PM

An abbatoir is a slaughterhouse, or a place to prepare meat.

Posted by: Montrose Morris at March 26, 2009 2:50 PM

Did anyone notice the greehouse/conservatory on the terrace off the dining room?

Sigh.

For the record, there are some great things about this apartment, chief of which are the layout and the terrace, but overall, it's just ok. If I had the money, I'd rather have a limestone in my neighborhood, with the funds available to get everything I've ever wanted in my house. $4 mill would cover it quite well.

Posted by: Montrose Morris at March 26, 2009 2:55 PM

I would have a keg of beer tapped year round on that terrace.

Posted by: daveinbedstuy at March 26, 2009 2:56 PM

Nobody has mentioned that apartments often get much, much more light than brownstones -- my own personal reason for liking apartment living.

Re: stairs. My then 89 yo grandmother and her 87 yo boyfriend bought a condo with stairs. Two flights, actually. They are still going strong 3 years later.

Posted by: southbrooklyn at March 26, 2009 2:57 PM

let me say this about maintenance -- a family looking at this place probably thought once or twice about bedford or greenwich and the like where the real estate taxes alone would have been 30-40-50k. So paying 48k annually for everything might not seem so nuts.

Posted by: Ringo at March 26, 2009 3:00 PM

I don't like the word slaughterhouse. It sounds too murderous. I'll stick with abbatoir.

Posted by: dittoburg at March 26, 2009 3:04 PM

I've been in apartments in this building (not this apartment though). The thing I didn't like about the layout is that an inordinate amount of the space in the apartments is hallways. Feels somewhat like living in a maze.

Posted by: Boerum Hill at March 26, 2009 3:05 PM

I want to roller skate down that main hallway (and around the terrace).

Posted by: TownhouseLady at March 26, 2009 3:16 PM

I love the old layouts with the hallways and foyers and galleries. But this apartment will probably be bought by a young couple who will gut it and make into a Richard Meier style white palette loft. It will then be hopelessly outdated in five years. But such is life. Evidently there are still a number of hedge funds doing very very well. If you are employed by one of them, then I could see how this would make an ideal pied-a-terre -and in Brooklyn no less! Quelle au courrant!

Posted by: sam at March 26, 2009 3:25 PM

From the floor plan, that doesn't appear to be a "wrap around terrace" - it's referred to as a "tile roof"

Posted by: nycdelisauce at March 26, 2009 3:28 PM

A tile roof is more or less what a terrace is. Tile as in quarry tile not slates.

Posted by: sam at March 26, 2009 4:02 PM

Abattoir? What are ya? Rorschach?

Posted by: RaginCajun at March 26, 2009 4:22 PM

No, English.

Posted by: dittoburg at March 26, 2009 4:59 PM

abattoir is a slaughterhouse. jeez, do i always have to be the polished articulate one here?

Posted by: goldie at March 26, 2009 11:14 PM

If you are going to pay 4 million for an apartment, you better live on 5th avenue or cpw with views, that change from season to season of the park, instead of the same old views all the time. This is an apartment building and not a great one, I believe just about 4 or 5 years ago this use to be a rental building. The layout is fabulous, but the maintence is very high. You better have alot of money to pay each month. Someone could probably purchase this apartment for about $3 million all cash. I bet the developers will take it! I will check to see if I am right when it closes. Does it come with parking too?, probably not. The bedrooms seem very small in size.

Posted by: CECILIA at March 27, 2009 12:48 AM

i live across the road from this apartment (and down the Henry St a bit).

your comment about parking is correct.

if you have $4 to spend you might also have a weekend place and there is no parking in the building - and no where near by to park either.

I dont think the maintenance fees are that high, we pay $1,000 a month for a little under 900sqft but thats because it's a small 8 apt building and we own 2 of the apts (now combined) - and nope no doorman here.... or maintenance people either.

the views would be great, BUT not entirely unobstructed (eg i dont think you can see liberty from there as there is a taller building about 300 meters east between you and the harbour but yes you would have a great view of manhattan and pretty much zero chance of being built out because of the density in henry st etc.

this being said, those bedrooms really are very small for a $4m apartment, and although i'd probably be one of those people who come in and rip the guts out of it in an update (and i did spend 15 minutes last week thinking of a design that would work) i think by the time you finish updating it you would be $1.2-1.5 into renovation costs - at $5.5m there are far better apartments.

There was also a $3m sale of a carriage house in college lane about 150 meters away (I have no idea how they got that much for it though looking from the outside).

Will they get the money probably (or close to it) only because there is a real lack of alternatives in brooklyn heights so for the right person (and it only takes one) it wouldn't be a problem to spend that money.

Would i stay living in brooklyn heights if i was spending $4m maybe probably i love being able to chose from 3 subways all within 800 meters and the area is nice - however there is a lack of good restaurants which i find a continual problem since i moved here.

Cheers,
Dean

Posted by: deancollins at March 27, 2009 8:15 AM

"If you are going to pay 4 million for an apartment, you better live on 5th avenue or cpw with views, that change from season to season of the park, instead of the same old views all the time."

Uum, it's going to cost you just a liiiitle bit more than $4M to live on 5th Avenue with views of Central Park.
For a similar size apt, probably at least 4X more.

Posted by: bayridgegirl at March 27, 2009 9:02 AM

I guess it all depends on who you are buying from, you could get a deal for $4 million (an apartment in need of TLC and has been in the same family for many many years) and of course much more. Did you ever hear of private sales, meaning not going through a top broker. When you go to a top broker you are also paying for rent, name, reputation and advertisment.They are so many deals that are done privately that you never really hear about.

Posted by: CECILIA at March 27, 2009 12:39 PM

"If you are going to pay 4 million for an apartment, you better live on 5th avenue or cpw with views, that change from season to season of the park, instead of the same old views all the time."

Why wouldn't you see the seasons change from this apartment? There are trees in Brooklyn. And no view is ever the same twice, not season to season, day to day, nor even hour to hour.

Posted by: Nomi at March 29, 2009 1:35 AM

Of course Brooklyn has beautiful trees, but CP has many trees. If you have ever been in any of the apartments facing CPW or Fifth Avenue, or even CPS you will understand what I mean. When I say the same view, I mean the city views. I lived on Columbia Heights and the views are always the same, the only view that changes is perhaps the street views (the city is build by humans, nature is nature.) The views change especially when it snows, leaves change, rain, etc.

Posted by: CECILIA at March 29, 2009 6:30 PM

« Inside Third & Bond: Week 77 House of the Day: 182 Rutland Road »

March 26, 2009

Co-op of the Day: 160 Henry Street

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