28 Herbert Street Condominium (Williamsburg Green)
28 Herbert Street, Brooklyn, NY 11222
Overview
Williamsburg Green is a new 16-unit condo in Brooklyn, with 8 parking units and 1 commercial unit.
- Offering plan: Accepted September 2024 · 414 pages · floor plans on pages 234–236
- Finishes: 10-foot ceilings, engineered wood floors, quartz kitchen countertops, Smeg appliances, a washer and dryer in each apartment and a VRF heat pump system for heating and cooling
- Prices: $1,684 a square foot on average, as first offered; $41.7 million in all ($42.4 million when first offered)
- Common charges: $263–$1,281 a month, the sponsor's first-year estimate
- Developer: The RYL Group; principals Massimo Cocco and Rueben Pinner
- Sponsor: 28 Herbert Street Dev LLC, represented by Jlc & Associates
- Neighborhood: Williamsburg, Brooklyn
- Subway: 8-minute walk to Graham Av (L); 11 minutes to Nassau Av (G)
- Amendments: 4, the latest in August 2026
- Units
- 16 residential · 8 parking · 1 commercial
- Neighborhood
- Williamsburg, Brooklyn
- Subway
- 8 min walk to Graham Av LNassau Av G, 11 min
- Developer
- The RYL Group
- Principals
- Massimo Cocco, Rueben Pinner
- Average $/sf
- $1,684Homes in Schedule A, as first offered
- Common charges
- $263–$1,281 a monthSponsor's first-year estimate in Schedule A, July 1, 2025 – June 30, 2026
- Offering price
- $41.7 million total $42.4 million when first offered
- Floor plans
- Pages 234–236 of the plan
- SubmittedJanuary 2025
- AcceptedSeptember 2024
- 4 amendments
- First sale
- Latest sale
Units & Prices
Sales
14 of 16homes sold (88%)
From city records (ACRIS), through Aug 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 Williamsburg Green'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 | Bedford Condos210 units · 1.8 miaccepted 2024 | 392 Graham38 units · 0.2 miaccepted 2024 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.48In line | $0.70 | $0.47 |
| Average Offering PricePer Apartment | $2.12MHighest | $1.36M | $1.47M |
| Average PricePer Square Foot | $1,684In line | $1,584 | $1,690 |
| Average Unit SizeSquare Feet | 1,257 SFLargest | 862 SF | 869 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 3 closing costs in the plan, with their pagesSee it free →The Building
Amendments
Amendment 3 Nov 18, 2025
Third Amendment discloses first closing, TCO issuance, condominium document recording, additional escrow bank, interested party purchase, parking garage updates, and extends offering plan for 6 months.
- First closing occurred July 30, 2025 for Unit 2C
- Temporary Certificate of Occupancy issued January 15, 2026; permanent expected within 90 days
- Condominium documents recorded July 25, 2025 with CRFN 2025000197513
- Webster Bank added as additional escrow account
- Sponsor-affiliated interested party purchased residential unit
- Parking spaces P-1, P-2, P-3, P-7, P-8 licensed to Units 3C, 2D, 4A, PHB, 3A; sponsor disclaims liability for space size
- Reserve Fund balance $9,162.48 and Working Capital Fund balance $9,162.48 as of December 24, 2025
- Offering plan extended 6 months from filing date
Amendment 2 Jan 28, 2025
Updated unit square footage, added monthly parking fee and cabanas, and declared the plan effective
- Unit 2A: added 138 sq ft private terrace, increased from 946 to 1146 sq ft total
- Unit PHA: increased from 1081 to 1452 sq ft; limited common elements increased from 393 to 605 sq ft
- Unit PHB: decreased from 2005 to 1610 sq ft; removed one full bathroom (3.5 to 2.5 bathrooms)
- Monthly parking license fee of $75.00 added
- Two cabanas offered for sale: 197 sq ft and 216 sq ft, fenced-in roof terrace areas
- Common roof space reduced by 413 sq ft; second-floor recreation room and main roof terrace reduced by approximately 138 sq ft
- Marketing name changed to 'Williamsburg Green'; marketing address changed to 495 Humboldt Street, Brooklyn, NY
- Plan declared effective: 4 of 16 residential units in contract (25%)
Amendment 1 Jan 8, 2025
Offering prices for 11 units amended with new prices in Schedule A.
- Unit 2A price changed to $1,575,000
- Unit 2C price changed to $1,500,000
- Unit 3A price changed to $2,400,000
- Unit 3B price changed to $2,350,000
- Unit 3C price changed to $1,995,000
- Unit 4A price changed to $2,400,000
- Unit 4C price changed to $2,200,000
- Unit 5A price changed to $2,450,000
- Schedule A prices increased for 8 homes (median +6.7%): 2A $1,375,000 → $1,575,000; 3A $2,350,000 → $2,400,000; 3C $1,975,000 → $1,995,000; 4A $2,250,000 → $2,400,000; ...
- Schedule A prices decreased for 3 homes (median -7.8%): 2C $1,575,000 → $1,500,000; 3B $2,550,000 → $2,350,000; PHB $3,950,000 → $3,300,000
Team
- Sponsor
- 28 Herbert Street Dev LLC
- Developer
- The RYL Group
- Principals
- Massimo Cocco, Rueben Pinner
- Counsel
- Jlc & Associates
- Tax estimate
- Highpoint Incentive, Inc.Prepared the first-year real estate tax projection
- Construction lender
- 28 Herbert Capital
- General contractor
- W.v Contractors NicHeld the general construction permit on DOB job 321683291
- Structural engineer
- Structural Engineering Technologies, P.C.Named on p. 131
- MEP engineer
- Maven2Design EngineeringMechanical, electrical and plumbing · Named on p. 131
- Interior designer
- LAGOReported by cityrealty.com
- Title agency
- First Nationwide Title Agency, LLCThe sponsor's title company for buyers; you can choose another · Named on p. 10
From our research: What Does a Title Agency Do, and How Do You Pick One for a NYC Condo?
Zoning
- Zoning district
- R6
- Commercial overlay
- C2-4
Today's zoning, from city data (PLUTO 26v2).
Nearby
- Herbert Street Villasnext door · 8 units · 2020
- 174 Richardson Street Condominiumnext door · 3 units · 2021
- 19 North Henry Street Condominiumnext door · 5 units · 2025
- 21 North Henry Street Condominiumnext door · 6 units · 2020
- 176 Frost Street Condominiumnext door · 7 units · 2026
- 221 Frost Street Condominium0.1 mi · 10 units · 2025
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