259 Halsey Street Condominium
259 Halsey Street, Brooklyn, NY 11216
Overview
259 Halsey Street is a new 8-unit condo in Brooklyn.
- Offering plan: Accepted January 2025 · 306 pages · floor plans on page 97
- Finishes: 8'8" ceilings, hardwood floors, granite kitchen countertops, Bosch appliances, a washer and dryer in each apartment, Grohe bathroom fittings and split-system units for heating and cooling
- Prices: $1,244 a square foot on average, as first offered; $9.81 million in all ($8.7 million when first offered)
- Common charges: $304–$1,025 a month, the sponsor's first-year estimate
- Developer: A&O Development NY Corp.; principals Ran Michaeli
- Sponsor: 259-261 Halsey St LLC, represented by Eial Girtz, PC
- Neighborhood: Bedford-Stuyvesant, Brooklyn
- Subway: 6-minute walk to Kingston-Throop Avs (C); 10 minutes to Nostrand Av (A, C)
- Amendments: 5, the latest in January 2026
- Units
- 8 residential
- Neighborhood
- Bedford-Stuyvesant, Brooklyn
- Subway
- 6 min walk to Kingston-Throop Avs CNostrand Av A C, 10 min
- Developer
- A&O Development NY Corp.
- Principals
- Ran Michaeli
- Average $/sf
- $1,244Homes in Schedule A, as first offered
- Common charges
- $304–$1,025 a monthSponsor's first-year estimate in Schedule A, July 1, 2025 To June 30, 2026
- Offering price
- $9.81 million total $8.7 million when first offered
- Floor plans
- Page 97 of the plan
- SubmittedFebruary 2025
- AcceptedJanuary 2025
- 5 amendments
- First sale
- Latest sale
Units & Prices
Sales
6 of 8homes sold (75%)
From city records (ACRIS), through Jul 31, 2026.
First-Year Budget
From our research: NYC Co-op and Condo Tax Abatement: Is It Worth Paying Prevailing Wage? (Board Calculator)
Ask Claude or ChatGPT: How do 259 Halsey Street's common charges compare with similar buildings? →
Property Taxes
The plan's first-year tax estimate, checked against the city's real bills.
Each home's estimate, city bills and tax breaksSee it free →Compare
| Figure | This building1 | 654 Katan Pavilion28 units · 0.6 miaccepted 2025 | 184 Hawthorne38 units · 1.9 miaccepted 2025 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.54In line | $0.35 | $0.62 |
| Average Offering PricePer Apartment | $1.09MAbove peers | $1.08M | $1.02M |
| Average PricePer Square Foot | $1,244Above peers | $1,189 | $1,243 |
| Average Unit SizeSquare Feet | 874 SFIn line | 910 SF | 820 SF |
How We Got This
- Comps: the closest Brooklyn plans on size, $/SF and launch date, within 2 miles when possible.
- Figures: each building's own offering plan, filed with the NY Attorney General. Nothing is estimated.
- Checked: a price list publishes only when its math adds up, and building pages cite the plan pages.
- Labels: In line is between the comps; Below/Above peers is past both by up to 15%; Lowest/Highest by more.
Closing Costs
The buyer pays the NYC and NY State transfer taxes, which a seller usually pays.
All 7 closing costs in the plan, with their pagesSee it free →The Building
Amendments
Amendment 5 Jan 7, 2026
Plan extended 6 months; Temporary Certificate of Occupancy issued December 15, 2025; first unit closed December 29, 2025; common charges and tax amounts established for unsold units.
- Plan extended for 6 months
- Temporary Certificate of Occupancy issued December 15, 2025; Permanent Certificate expected in approximately 12 months
- $5,000.00 held in escrow to secure Sponsor's obligation to obtain PCO
- First Unit Closing (Unit 2F) on December 29, 2025; Units 2R, 3F, 4F in contract; Units 1F, 1R, 3R, 4R unsold
- Declaration of Condominium recorded November 24, 2025
- Common Charges range from $315.82 to $1,024.71 monthly; Real Estate Tax range from $635.68 to $2,062.53 monthly
- Working capital account balance $607.20; reserve account balance $0.00 (should be $4,500.00)
- Construction financing of $3,600,000.00 from Manhattan Bridge Capital Inc.; Unit 2F released from mortgage
Amendment 4 Oct 16, 2025
Plan declared effective after reaching 25% sales threshold, plan extended 6 months, hot water heater model specified, four units in contract.
- Plan extended for 6 months
- Plan declared effective on October 3, 2025 based on two unit sales (25% of eight units)
- Hot water heater for each unit to be AO Smith model E6-40H45DV-110
- Units 2F, 2R, 3F and 4F are in contract
- Two additional units entered into contract after plan declared effective
Amendment 3 Sep 30, 2025
Offering prices increased for four units; Unit 3F is in contract.
- Unit 1F price increased from $795,000.00 to $850,000.00
- Unit 1R price increased from $1,650,000.00 to $1,750,000.00
- Unit 3R price increased from $1,095,000.00 to $1,150,000.00
- Unit 4R price increased from $1,650,000.00 to $1,750,000.00
- Unit 3F is in contract
- No units are rented or occupied
Amendment 2 Jun 16, 2025
Offering prices increased for 7 units and limited common elements reduced for Unit 1F due to as-built conditions.
- Unit 1F price increased from $750,000.00 to $795,000.00; front yard limited common element reduced from 408 sq. ft. to 391 sq. ft.
- Unit 1R price increased from $1,400,000.00 to $1,650,000.00; common interest reduced from 27.3810% to 27.3809%
- Unit 2R price increased from $995,000.00 to $1,045,000.00
- Unit 3F price increased from $1,045,000.00 to $1,095,000.00
- Unit 3R price increased from $1,045,000.00 to $1,095,000.00
- Unit 4F price increased from $1,095,000.00 to $1,195,000.00
- Unit 4R price increased from $1,595,000.00 to $1,650,000.00
- Revised floor plans attached reflecting as-built condition
Amendment 1 Feb 25, 2025
Offering prices increased for three units.
- Unit 1R price increased from $1,350,000.00 to $1,400,000.00
- Unit 2F price increased from $945,000.00 to $975,000.00
- Unit 4R price increased from $1,475,000.00 to $1,595,000.00
Team
- Sponsor
- 259-261 Halsey St LLC
- Developer
- A&O Development NY Corp.
- Principals
- Ran Michaeli
- Counsel
- Eial Girtz, PC
- Tax estimate
- Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
- Construction lender
- Manhattan Bridge Capital$3.6 million loan stated in the plan
- General contractor
- Greenwood MonitoringHeld the general construction permit on DOB NOW job B00948397
- Property report
- INFOCUSPrepared the plan's description of the property and its condition · Named on p. 189
From our research: What Does a Title Agency Do, and How Do You Pick One for a NYC Condo?
Zoning
- Zoning district
- R6B
Today's zoning, from city data (PLUTO 26v2).
Nearby
- Diana Condominiumnext door · 40 units · 20 parking · 2022
- 467 Tompkins Avenue Condominium0.1 mi · 7 units · 2021
- Halsey By The Park0.1 mi · 4 units · 2019
- 385 Jefferson Avenue Condominium0.1 mi · 3 units · 2016
- 533 Throop Avenue Condominium0.1 mi · 2 units · 2021
- 350 Halsey Street Condominium0.1 mi · 4 units · 2019
Free in ChatGPT or Claude
Ask Claude or ChatGPT about 259 Halsey Street
The fastest way to know any condo or co-op
Get Connected →