Park Slope

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The L-shaped property at 23-31 Garfield Place recently bought by NYC-based developer Maxburgh Companies for $5.2 million will be the site of Park Slope’s next starchitect-designed project, reports The Brooklyn Eagle. Enrique Norten of Ten Arquitectos will create 20 family-sized condos (with 12 parking spaces) on the 10,150-square-foot property, which runs through the block to 578-582 Carroll Street. The current plans also include a 4,000-square-foot English-style garden and a 6,000-square-foot solarium on the roof. No word on prices but you gotta assume they’ll be well in excess of $1,000 a foot.
Prime Slope Site Sells for $5.2M [Brooklyn Eagle] GMAP P*Shark
Top photo by Kate Leonova for Property Shark; satellite photo from Google.

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If you had a little under $1.2 million to spend on a condo in Park Slope which of these places would you prefer? The 1,440-square-foot three-bedroom at the Ansonia on 12th Street for $1,190,000 (at left) or the 1,290-square-foot two-bedroom at 145 Park Place for $1,161,000 (at right)? We’re pretty sure which way we’d go, but we’ll wait until later in the day to give our opinion. Let’s hear yours first.
438 12th Street [Corcoran] GMAP
145 Park Place [Corcoran] GMAP

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It looks like things ain’t going so well over at 133 Sterling Place in Park Slope. Despite having been on the market since the beginning of the year, there are currently 21 unsold units on broker Sandy Biano’s listings page (which seems like a lot given that Property Shark says it’s only a 17-unit building!). Three of the more expensive ones got big price cuts on Friday but are still far from cheap. There’s no doubt that this is a desirable location and that there is a need for family-sized apartments; perhaps there are just fewer families willing to shell out close to $2 million for an apartment when they can go a couple of blocks across Flatbush Avenue and get a house for that price. When we posted about this place back in March, reader comments ranged from “I saw the model apartment and thought it was quite nice” to “I can’t get beyond the prices.” Presumably more than the model apartment is viewable by now. Has anyone stopped by recently?
133 Sterling Place Listings [Brown Harris Stevens] GMAP P*Shark
Update On The Vermeil [Brownstoner]
Reduced Brooklyn Listings [NateFind]

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It’s been a tough slog for Whole Foods in Brooklyn already and the organic grocery giant hasn’t even started construction on the 68,000-square-foot market it wants to build at the corner of 3rd Street and 3rd Avenue in Gowanus. The store, which will include 37,000-square-feet of underground retail space, can built as-of-right (once the environmental clean-up is complete), so no approval from community groups is required; that doesn’t mean there’s been a lack opinions voiced. “They’ve wrapped themselves in the cloak of being green and organic, but they’re certainly not acting that way,” said Eric McClure, campaign coordinator of Park Slope Neighbors. “Their talk is not matching their walk.” Another local group, Green Roof Brooklyn, says it supports the arrival of Whole Foods in general but wants to company to cut about 140 parking spaces and add a green roof to help ease pollution in the area. A third group, Friends and Residents of Greater Gowanus, is critical of how the environmental stage of the project has been going, claiming that the process is pushing benzene and other contaminants into the underground water supply. Whole Foods paints the naysayers as a small minority of the thousands of residents who will be served by the store. We’re curious to know how the Brownstoner community feels about this one. Take this quick poll to let us know. Update: As of about 2:15 today, 120 people have taken the poll. The results so far? Over half of respondents say that they are “psyched for the Whole Foods plan as is and think the critics should shut up and get out of the way” while about one third say they “welcome the idea of an upscale market in the area but have concerns about the environmental impact of the project.”
Whole Foods Meets Opposition in Brooklyn [Austin Statesman] GMAP
Whole Foods Poll [Survey Monkey]
Photo by leahlb

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A prewar bedroom in Park Slope for $699,000? Sounds good to us. The only bummer about this fifth-floor apartment at 415 9th Street, as far as we can see, is the fact that it’s a four-flight walk-up, making it a toughie for families still stuck in the stroller age. If your rugrats are already school-age, though, this could work, no? The apartment has a clean, light prewar aesthetic going on and a common roofdeck upstairs. The one piece of crucial info that’s omitted from the listing is square footage. We have a hunch the bedrooms are gonna be on the small side. Anyone know this building? If you don’t, you can check it out at the open house on Sundayfrom 1 to 3 pm.
415 9th Street, #53 [NY Times] GMAP P*Shark

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BOERUM HILL $2,025,000
401 Pacific Street GMAP
Prewar two-family, four-story renovated landmarked townhouse on a 21-foot-by-90-foot lot. Brick home features two three-bedroom units; upper unit has two baths and rear deck, and lower unit has 1 1/2 baths, parlor with pocket doors, wood mantle and landscaped rear garden. Taxes $3,631. Asking price $2,150,000, on market three weeks. Broker: Sue Wolfe, Nancy McKiernan Realty.

PARK SLOPE $615,000
267 Eighth Street GMAP
Two-bedroom, two-bath condo, 1,065 square feet, with living area, washer/dryer and terrace. Common charges $298.98, taxes $67.28 (abated for 25 years). Asking price $615,000, on market eight weeks. Broker: Alan Shaker, The Developers Group.

MIDWOOD $500,000
1375 East 17th Street GMAP
Four-bedroom, 1 1/2-bath, 17-foot-by-34-foot house on a 17-foot-by-100-foot lot, with eat-in kitchen, two skylights, porch and back yard. Asking price $575,000, on market four months. Broker: Sadek Nakleh, Fillmore Real Estate. Photo by Nicholas Strini for Property Shark.

WINDSOR TERRACE $415,000
176 Seeley Street GMAP
Renovated prewar one-bedroom, one-bath co-op, 650 square feet, with entry foyer, renovated windowed galley kitchen with stainless-steel appliances, dishwasher, built-in microwave, granite countertops and maple cabinets, renovated windowed bath and three closets; building is pet-friendly and features elevator, garden, laundry room, bike room, storage and live-in super. Maintenance $462.04, 56 percent tax-deductible. Asking price $415,000, on market six weeks. Broker: Robert Frye, Brooklyn Heights Real Estate.
Just Sold! [Ny Post]

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We were wondering why the price tag on this Berkeley Place house was only $2,799,000. Then we got to the part in the description about the single rent controlled stabilized tenant in a studio on the top floor. Losing the half-floor of space is less of a bummer than the fact that you have to keep the entire stairwell public. Then again, that’s why this place (which has some pretty kick-ass plaster and woodwork) isn’t priced in the mid-threes. It’s a tricky situation though: Most folks with $2.8 million to spend don’t want to be bothered with this kind of thing. Clearly the tenant doesn’t want to bought out or the current owners would have done so before putting the house on the market.
277 Berkeley Place [Corcoran] GMAP P*Shark
Photo by Kate Leonova for Property Shark

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It was less than three weeks ago that we were all oohing and ahing about the prewar penthouse at 9 Prospect Park West that had gone into contract for more than $3 million. Well, about that time, another smaller (though still pretty regal) apartment in the building hit the market at $1,850,000; yesterday it was reduced to $1,695,000. Like its larger upstairs neighbor, the 1,800-square-foot classic six is a beaut. The third bedroom is somewhat awkwardly wedged in between the kitchen and dining room, but besides that there’s not much to criticize. Judging from the view of the park, we’re guessing this is on the third or fourth floor. Think this will sell at the new price?
9 Prospect Park West [Corcoran] GMAP P*Shark
In Contract: Park Slope’s $3.2 Million Co-op [Brownstoner]

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We thought the Park Slope House Tour on Sunday was very impressive. From our favorite of the day, the period restoration at 867 President Street, to the modern carriage house renovation on 4th Street, every house we saw (and we missed two) had something either awe-inspiring or instructive about it. Interestingly, the tour go-ers seemed a little older and less numerous than at the Clinton Hill house tour; the houses were by and large in a different league too. Of course, it’s only fair to point out that they would sell for twice as much. What were your favorite parts of the tour?

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We think the upzoning of Fourth Avenue made a lot of sense, especially in the context of preserving the brownstone blocks near it. But if the Novo at 343 4th Avenue is any indication of what’s to come, this won’t exactly be a boulevard of beauty (unless your idea of beauty is early-80’s Holiday Inn chic). Luckily for developers, though, looks don’t matter too much when it comes to selling condos in this part of town, if one is believe the account in today’s NY Post about the demand for units in the Boymelgreen building:

“It was crazy,” says Dave Bell, one of those who waited on line the first afternoon and made a bid. “I actually didn’t get [an apartment] at first … I called my broker that night and told her I wanted it and to make an offer, but someone had already gotten it. But I decided to put my name on the waiting list.” Three weeks later – after the first offers had fallen through – Bell’s offer was accepted.

Then again, with one bedrooms available in the low-$300’s, buyers were perhaps willing to compromise on design.

According to the same article, The Crest at 302 Second Street (right, top), sold eight (of 68) units in the first day on the market last weekend. Prices here start at $354,000 for a one bedroom. The Post includes a list of some other projects in the pipeline: The 49-unit Park Slope Court at 110 Fourth Avenue; 255 Fourth Ave., a 41-unit boutique Scarano Architects and Developers Group project at Carroll Street; The Argyle, 410 Fourth Avenue, at Seventh Street, a 12-story, 54-unit condo; and 500 Fourth Avenue, at 12th Street, a 137-unit, 12-story luxury building. And don’t forget the Andres Escobar-designed boutique hotel (right, bottom) on the west side of the street. Even the Fifth Avenue Committee is now located on Fourth Avenue! Columbia Prof and New York history expert Kenneth Jackson has a theory: “What you’re seeing is a move towards the water,” he told The Post.” “It used to be that people were always afraid to get too far down the hill. Now, it’s, ‘How can I get to work?'”
Fantastic 4th [NY Post]