Times Tackles Kensington, Sees Affordable Melting Pot
This weekend Kensington got the “Living In…” treatment c/o the Times’ real estate section, where the neighborhood (a narrow stretch just below Prospect Park bordered on the west by Borough Park and on the east by Victorian Flatbush nabes like Ditmas Park) is characterized as a multi-culti, cheapish alternative to the Slope. The story profiles…
This weekend Kensington got the “Living In…” treatment c/o the Times’ real estate section, where the neighborhood (a narrow stretch just below Prospect Park bordered on the west by Borough Park and on the east by Victorian Flatbush nabes like Ditmas Park) is characterized as a multi-culti, cheapish alternative to the Slope. The story profiles some white gentrifiers priced out of the Slope and Windsor Terrace who revel in Kensington’s diversity, affordability, decent schools, and proximity to the park but lament the lack of certain amenities, like coffee shops. Comps: 1-fams=$650,000 to $750,000; 2-fams generally go from $750,000 to $900,000; 1-bed condos tend to range from $150,000 to $300,000; and 1-bed rentals are usually less than $1,500 per month. The piece says Kensington has pockets of Bangladeshi, Pakistani, Muslim, and Hasidic Jew communities, and includes the following quote from the founder of the Kensington Blog: “It’s actually a real New York neighborhood, where you can see tons of different kinds of people and we shop at the same places. There’s real beauty in that. At the end of the day, if I have to hop on my bike to go to a restaurant, it’s not that big of a deal.” All this sound about right?
Name From London, People From Everywhere [NY Times]
NY Times Article [Kensington Blog]
The Times discovers Kensington [Flatbush Gardener]
Photo by Precision Accuracy.
Living in PLG, which is closer to the park, has a large historic district and is way closer on the B/Q to manhattan, I’m always a bit puzzled that people seem to think Kensington is a better deal/location. Are the schools especially good? Is crime that low? I mean things like the Kensington blog saying “One of the last affordable (and safe!) areas within reasonable commuting distance to Manhattan.” That seems like some sort of coded racial language, or maybe I’m just imagining it.
There are plenty of co-op buildings in Ditmas, although a lot of the focus and the reputation of the neighborhood tends to be based on Victorian homes. We paid $290,000 for an 1100-square foot co-op three blocks from the Q & B trains.
So, 12:05, you’re right in one sense, that a lot of DP is focused on the big Victorians, but that’s one reason why the smaller co-ops and other apartments tend to get overlooked.
Granted, there are more big apartment buildings in Kensington so there’s probably a larger number of available apartments in the $200K – $400K range in that neighborhood, but such deals do exist in Ditmas Park. 1818 Newkirk is one popular building, and there are a lot of co-ops off of Cortelyou with stuff coming available all the time. In my mind, Cortelyou Road is a much better option than most of Kensington.
i looked at kensington and williamsburg as 2 areas with “deals.” ended up in williamsburg for the amenities and convenience/commute. i like kensington as a neighborhood with good value, but it’s a bit far and there’s nothing.
The F is not so bad. Better than relying on commuter rails/buses from NJ, LI, and Westchester.
Depending on where you live in Kensington, you are not limited to the F. Because we live on the east side of the neighborhood, we are an equal distance to F and Q and also have the express bus option on Stratford/Cortelyou Road which gets my husband to 23 and Park in 30 minutes on most days. Folks who live near Church and East 7th have that same option. I commute by Q (40-45 min to Union Square) and am fortunate for having 2 other commuting options for when the Q is down.
I feel totally safe at night here. We weren’t sure what to expect when we moved here since the area is very quiet at night. Didn’t know if the lack of activity was ominous or not. Turns out it’s just quiet and I’ve never had any problems coming home late and walking from the train. There has been a lot more younger folks moving in and that’s increased foot traffic from the train later at night so it’s not as scary quiet as it was 5 years ago.
The houses tend to be smaller than Ditmas Park and less detailed but for us the size is better on the heating costs and just the manageability of owning an old house. The biggest issue the neighborhood faces is the rise of some seriously ugly architecture of the Feddars type jammed on small lots. Having the melting pot is great in terms of richness of culture but it means there is a less unified voice as to community issues since what’s good for one group is often not for another. Also seems that makes for a lack of a preservationist sense, since I don’t think that ideal is important to all groups equally, which I can totally understand. There is a real hodge podge of exterior styles that really look odd slapped on wood frame housing, unfortunately, that I’m sure were picked as easier to maintain.
i looked at kensington and williamsburg as 2 areas with “deals.” ended up in williamsburg for the amenities and convenience/commute. i like kensington as a neighborhood with good value, but it’s a bit far and there’s nothing.
Also parts of Ditmas are so far from the B/Q you need to drive there.
I’ve had a co-op in Kensington for 4 years but lived nearby since 98. It’s not a place for everyone, but I love it. If you’re looking to walk out your door and have hip restaurants and trendy stores right there, you’ll find it boring. But if you enjoy diversity and a bit of adventure (bargain shopping, authentic food), it’s great. Close to the park, express bus to mid-town, good prices, safe to walk at night… The F train isn’t great but Church is 3 stops from 7th Ave, 5 minutes on the train. This is not the boonies. It’s an alternative for those who can appreciate a real Brooklyn.
That’s true about the F subway, 11:25. But the whole point of the article is that people who can’t afford Ditmas Park are looking at Kensington. I’ve never seen anything decent in Ditmas that isn’t at least a $1.5 MM investment, either if already renovated or after you do the renovations yourself. That’s a $700K price difference between a house in Ditmas and a house in Kensington. Kensington houses are smaller sure, but that’s a huge difference in price. The two neighborhoods are simply not going to be marketed to the same buyers.
But I totally agree, I couldn’t only have the F as my one option, either. That’s the problem with Windsor Terrace too. Subway options will only become more and more and more important as the city population grows and as this borough’s population of commuters grows as people continue to choose Brooklyn over the suburbs.