THE CONDO BOOK PROJECT

9 Dekalb Avenue Condominium (The Brooklyn Tower)

9 Dekalb Avenue, Brooklyn, NY 11201

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Overview

The Brooklyn Tower is a 93-story Downtown Brooklyn tower from JDS Development Group where 149 condos sit above nearly 400 rental apartments, retail and a landmarked base. Here's what its offering plan says about the finishes, shared amenities, staffing, budget and fine print. The offering plan specifies wood floors, stone kitchen countertops, Miele appliances, a washer and dryer in each apartment and Waterworks bathroom fittings.

  • Address: 9 DeKalb Avenue, Downtown Brooklyn, with residential entrances on Fleet Street and Flatbush Avenue Extension
  • Height: 93 above-grade stories plus two below-grade levels; plan CD210093 was accepted in October 2021
  • Condos: 149 homes on floors 53 to 60 and 66 to 92, from about 440 to about 2,930 square feet
  • Everything else: a rental unit with 398 apartments on portions of floors 11 to 31 and 38 to 52, six retail units, three commercial units
  • Pricing at filing: only 24 of the 149 homes were priced in the original plan; prices for the rest were withheld for later amendments
  1. SubmittedMarch 2022
  2. AcceptedOctober 2021
  3. 16 amendments
  4. First sale
  5. Latest sale

Sales

48 of 149homes sold (32%)
Every sale: 48 homes, with price and dateSee it free →

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 The Brooklyn Tower's common charges compare with similar buildings? →

Property Taxes

The plan's first-year tax estimate, checked against the city's real bills for 13 homes.

Each home's estimate, city bills and tax breaksSee it free →

Closing Costs

The buyer pays the NYC and NY State transfer taxes, which a seller usually pays.

All 2 closing costs in the plan, with their pagesSee it free →

The Building

Finishes

The plan lists finishes down to model numbers, subject to substitution with items of "equal or better quality."

Kitchen

  • A full Miele appliance package: refrigerators (24, 30 or 36 inches depending on the layout), convection and speed ovens, gas cooktops (24 or 36 inches) and dishwashers
  • XO Ventilation hoods, U-Line wine refrigerators in some layouts, and a Waterworks faucet over an Elkay sink

Bathrooms

  • TOTO toilets with bidet seats and Geberit push plates
  • Waterworks fittings throughout: faucets, shower heads, hand showers, thermostatic trim and tub fillers, plus Waterworks Clara undermount sinks
  • Soaking tubs from Kohler, MTI and Zuma, depending on the bathroom (compare bathroom brands in NYC luxury condos)

Floors, Windows and Laundry

  • Floors: 5/8-inch select-grade European white oak from P.C. Hardwood Floors over an acoustic underlayment
  • Windows: a glass curtain wall with fixed panes running nominally floor to ceiling. Only about 30% of units include operable windows, and those open as top-hung awnings limited to a 4-inch gap, with no screens.
  • Laundry: every home gets a Miele compact washer and a ventless heat-pump dryer; there's no common laundry room

Heating and Cooling

Five gas-fired condensing boilers feed hot water into a two-pipe system, and tower apartments get Bulldog hybrid heat pumps with programmable, zoned thermostats. Rooftop cooling towers handle cooling.

Good to know: ceilings are typically dropped in places for beams and ductwork, so check the plan's ceiling-height table. More in NYC condo finishes since 2010.

Listings: The Brooklyn Tower on StreetEasy

Amenities, Staffing & Transportation

The main amenity package lives in Commercial Unit 3 on floors 7 and 8, shared between condo owners and rental residents. The plan anticipates:

  • A large terrace with an outdoor swimming pool and whirlpool spa
  • Locker rooms, a billiards room, a kids' playroom and a screening room
  • A lounge, a private dining room and a catering kitchen

Other spaces in the building:

  • Common terraces at certain setbacks for "passive recreational use," which the board can limit by capacity, noise, weather and glassware, and where children under 18 may need a chaperone
  • A fitness center in Commercial Unit 2, expected to be open to the public, so membership terms are set by its operator, not the condo

Tip: the plan warns that some amenities and the full staff may not be ready until about 18 months after the first closing, and the pool and spa up to 24 months. Compare amenities by building size.

Staffing and Services

Staff is shared across the whole building, rentals included. The first-year budget projects a resident manager and assistant manager, two handymen, a 24/7 concierge, a lobby attendant 16 hours a day and eight porters. Wages follow Local 32BJ union rates, and payroll comes to roughly $2.1 million, the biggest line in the budget. The full staff may not be hired until occupancy reaches certain levels. For how staffing drives costs, see what a doorman costs in an NYC condo.

Location & Transportation

  • Neighborhood: Downtown Brooklyn, Brooklyn
  • Subway: 2 min walk to DeKalb Av B Q R; Hoyt St 2 3, 3 min
Amenities, Staffing & TransportationSee it free →

Amendments

Amendment 15 Mar 19, 2026

Adds one additional residential unit (71D) for sale, bringing total offered units to 111 of 143.

  • Residential Unit 71D now offered for sale under the Plan
  • Total units offered increased to 111 of 143 residential units
  • Purchase price of Unit 71D: $3,150,000.00
  • Unit 71D: 3 BR / 3 BA, 1,678 sq ft, 0.9763% proportionate share
  • Schedule A prices decreased for 1 home (median -17.8%): 88 PH North $6,075,000 → $4,995,000

Amendment 14 Dec 11, 2025

Two additional units (74A and 92PH) offered for sale with revised purchase prices.

  • Units 74A and 92PH newly offered for sale
  • 92PH purchase price: $16,750,000.00
  • 90 PH North purchase price: $7,850,000.00
  • 89 PH North purchase price: $6,200,000.00
  • 88 PH North purchase price: $6,075,000.00
  • 113 of 149 residential units now offered for sale
  • Schedule A updated with revised prices effective September 1, 2024 - August 31, 2025
  • Schedule A prices increased for 1 home (median +21.6%): 88 PH North $4,995,000 → $6,075,000

Amendment 13 Sep 2, 2025

Amendment updates purchase prices, floor plans, storage locker offerings, amenity spaces, management details, and annual meeting timing for the condominium.

  • Updated floor plans for all residential units to reflect 'as built' conditions
  • Purchase prices revised for certain unsold units
  • 90 storage locker licenses now offered at $1.00/month per square foot
  • Amenity spaces updated: 7th Floor poolside lounge, 8th Floor kids/screening/billiards rooms, 66th Floor basketball/dog run, 85th Floor dining lounge
  • First annual meeting scheduled approximately 30 days after second anniversary of first closing (November 30, 2023)
  • Rose Property Management Group LLC hired as managing agent at $208,000 annual fee
  • Updated Schedule B budget for September 1, 2025 – August 31, 2026 fiscal year
  • New form of purchase agreement for purchasers after amendment date
  • Schedule A prices decreased for 1 home (median -17.8%): 88 PH North $6,075,000 → $4,995,000

Amendment 12 Mar 17, 2025

Prices of 10 units adjusted, Lifetime Fitness Center membership fees added to common charges, and selling agent changed to Corcoran Sunshine Marketing Group.

  • Purchase prices modified for units 73A, 73C, 73E, 73F, 75A, 75C, 76A, 76C, 76E, 76F (see Exhibit A)
  • Lifetime Fitness Center lease with LTF for approximately 20 years; memberships included in common charges
  • LTF membership fees: $169.56/month per unit for first 3 years, then $35,607/month for all 210 memberships with 3% annual increases thereafter
  • All residential unit owners pay full common charges including LTF fees regardless of membership usage
  • 7th Floor outdoor pool operated by LTF; pool passes available for additional fee on first-come, first-serve basis
  • Selling agent changed to Corcoran Sunshine Marketing Group at 590 Madison Avenue, New York
  • First Annual Meeting of Unit Owners scheduled approximately 30 days after second anniversary of First Closing (November 30, 2023)
  • Updated Schedule B (Budget) for September 1, 2024 – August 31, 2025 fiscal year attached as Exhibit C-1
  • Schedule A prices increased for 1 home (median +2.7%): 88 PH West $3,650,000 → $3,750,000
  • Schedule A prices set for 1 home the plan listed without one: 88 PH North $6,075,000

Amendment 11 Oct 21, 2024

Sponsor entity ownership transferred to Construction Lender with new Principal; Schedule A prices unchanged; Schedule B budget and real estate taxes updated for fiscal year 2024-2025.

  • Sponsor now owned 100% by SCP JV I Lender LLC as of June 10, 2024
  • New Principal of Sponsor is Shawn Katz (replacing Michael Stern)
  • Sponsor address: c/o Silverstein Properties, LLC, 7 World Trade Center, 250 Greenwich Street, New York, NY 10007
  • Non-Residential Units transferred to 9 Dekalb Residential Component LLC on July 1, 2024
  • Schedule B (Budget) updated for September 1, 2024 – August 31, 2025 fiscal year
  • Real estate taxes for Residential Units separately assessed effective October 1, 2024
  • Common Charges waiver period remains in effect; Sponsor to provide 30 days notice before termination

Amendment 10 Aug 29, 2023

This amendment declares the offering plan effective after 22 purchase agreements (15% of 143 units) were executed.

  • Plan declared effective as of August 29, 2023
  • 22 residential units under purchase agreement, exceeding 15% threshold required
  • First closing cannot occur until effectiveness amendment is accepted for filing by NY Department of Law
  • Plan term extended

Amendment 9 Aug 11, 2023

Unit count reconfigured to 143 residential units, first closing projected for September 1, 2023 with rescission rights if not closed by December 1, 2023, and building mailing address identified as 55 Fleet Street.

  • Unit count revised to 143 residential units (from prior count), 1 rental unit, 2 commercial units, and 4 retail units
  • First Year of Condominium Operation projected to commence September 1, 2023
  • Rescission offered if First Closing does not occur by December 1, 2023 for pre-amendment purchasers
  • Ten units reconfigured: 73A, 74A, 75A, 76A, 77A, 90 PH North, 91 PH North, 90 PH South, 91 PH South, 92 PH
  • Building address is 9 DeKalb Avenue; mailing address is 55 Fleet Street, Brooklyn, NY 11201
  • Updated Schedule A with unit prices, common charges, and carrying charges
  • FinCEN reporting threshold for property purchases is $300,000
  • Plan term extended

Amendment 8 Apr 3, 2023

Amendment adds purchase prices for certain reserved residential units to Schedule A.

Amendment 7 Mar 2, 2023

Seventh Amendment adds purchase prices for certain reserved residential units to Schedule A.

  • Purchase prices added for units 90 PH North ($7,850,000.00), 89 PH North ($6,200,000.00), 88 PH North ($6,075,000.00), 88 PH West ($3,750,000.00), 80 A ($2,100,000.00), 79 C ($3,650,000.00), 78 D ($3,900,000.00), 77 F ($2,700,000.00)
  • Purchase prices added for units 76 D ($1,715,000.00), 76 E ($1,715,000.00), 76 A ($2,925,000.00), 75 C ($4,250,000.00), 73 D ($1,685,000.00), 73 E ($1,685,000.00), 73 F ($2,600,000.00), 72 A ($905,000.00)
  • Purchase prices added for units 71 G ($2,550,000.00), 71 A ($905,000.00), 70 B ($1,505,000.00)

Amendment 6 Dec 21, 2022

This sixth amendment establishes a three-year common charge subsidy from the sponsor, updates Schedule A with reduced common charge projections and purchase prices for reserved units, and modifies Schedule B to reflect the subsidy and expense changes.

  • Sponsor subsidizes 50% of common charges in Year 1 and Year 2, then 35% in Year 3
  • Common charges expected to increase significantly after Year 3 subsidy ends
  • Schedule A updated with reduced common charge projections for Year 1
  • Schedule A now includes purchase prices for certain reserved residential units
  • Schedule B revised to reflect common charge subsidy and changes to salary, payroll taxes, benefits, and CU3 expenses
  • Managing Agent changed to FirstService Residential New York, Inc. at 575 Fifth Avenue
  • Budget Expert changed to FirstService Residential New York, Inc.
  • Initial management agreement term is one year from first closing

Amendment 5 Aug 12, 2022

Fifth Amendment adds purchase prices for reserved residential units previously withheld from Schedule A.

  • Purchase prices added for units 90 PH South, 88 PH North, 88 PH West, 87 PH North, 80 A, 79 C, 78 C, 78 D, 77 F, 76 D, 76 E, 76 A, 75 C, 73 D, 73 E, 73 F, 72 A, 71 A, 71 G, 70 B, 70 F, 70 G, 70 A, 69 C
  • Schedule A reflects updated prices for Reserved Residential Units

Amendment 4 Jun 29, 2022

Updated purchase prices for unsold units and added prices for certain reserved residential units in Schedule A.

  • Schedule A updated with current purchase prices for unsold units
  • Purchase prices added for certain reserved residential units

Amendment 3 May 19, 2022

Updated Schedule A with current purchase prices for unsold units and purchase prices for certain reserved residential units.

  • Schedule A updated with current purchase prices for unsold units
  • Purchase prices added for certain reserved residential units

Amendment 2 Apr 29, 2022

Updated Schedule A with current purchase prices for unsold units and inclusion of purchase prices for certain reserved residential units.

  • Schedule A updated with current purchase prices for unsold units
  • Purchase prices added for certain reserved residential units
  • Projected common charges and real estate taxes set for first year of condominium operation (December 1, 2022 - November 30, 2023)

Amendment 1 Mar 16, 2022

Amendment adds purchase prices for certain reserved residential units to Schedule A.

What each amendment changed, line by lineSee it free →

Fine Print

What's Specific to It

  • You don't own the amenity space. The pool and lounges sit in "Commercial Unit 3" on floors 7 and 8, always owned with the rental unit. Condo owners share its costs but have no say in how it's run.
  • The amenity fee has a floor. Condo owners also pay a $450,000 first-year amenity usage fee that can't be cut without the affected owners' consent.
  • The gym is a public business. Commercial Unit 2 is expected to be a public fitness center, open to residents on the same terms as anyone else.
  • Your building manager lives in the rental. The resident manager is expected to occupy a leased apartment (anticipated as 12A) in the rental portion.
  • Parking is down the street. The sponsor reserved 90 spaces in a public garage at 189 Schermerhorn Street, first come, first served.
  • Storage lockers are licensed, not owned. 182 subcellar lockers (about 16 to 36 square feet) are licenses tied to your apartment; the sponsor keeps the initial proceeds.

The offering plan, the condo document the developer filed with the New York Attorney General, shows who owns what and who pays for what. That matters here, because you're buying a slice of a large mixed-use building. (New to these? See what a condo offering plan is.)

Fine Print Worth Knowing

  • A condo inside a bigger condo: the building began as an 11-unit condominium, with all the homes in one "Primary Residential Unit" later split into 149. The rental, retail and commercial units are separate owners with their own rights.
  • Neighbors you don't control: retail and commercial units can be used for almost any lawful purpose, which the plan warns may bring noise or odors, and condo owners get none of their revenue.
  • Off-site parking isn't guaranteed: the 90 reserved spaces at 189 Schermerhorn Street are rented monthly through the garage operator at its rates, and the sponsor doesn't promise you'll get one.
  • Tax breaks are for the shops: the sponsor plans to seek ICAP tax benefits for the retail units and possibly some commercial units, for up to 25 years. The plan doesn't describe an abatement for the condo homes.
  • The landmarked portion: the building includes a restored landmarked portion with its original cast-bronze windows kept and reglazed. It holds retail units only.

For how parking deals like this one compare, see sold, licensed and leased parking.

FAQ

Does The Brooklyn Tower have a doorman?

Yes. The plan budgets a 24/7 concierge plus a 16-hour lobby attendant, shared with the rentals and paid at union rates.

Do condo owners share amenities with renters?

Yes. The main amenity floors, including the outdoor pool, are owned with the rental unit and shared with its residents; condo owners pay a share of costs plus an amenity fee.

Is there parking at The Brooklyn Tower?

Not in the building. The plan reserves 90 monthly spaces at a public garage at 189 Schermerhorn Street, first come, first served, at the garage's rates.

What are the common charges at The Brooklyn Tower?

The sponsor's first-year estimates run from about $700 to about $5,150 a month, roughly $1,800 on average, with property taxes billed separately.

Where this comes from: the building's offering plan (CD210093) as filed with the New York Attorney General, including the description of property, the architect's report, Schedule A and the Schedule B first-year budget. Budgets are the sponsor's projections, and finishes may be substituted under the plan. Updated October 2026.

Team

  • Sponsor: 9 DeKalb Fee Owner LLC, with JDS Development Group named as the company behind it and Michael Stern as principal
  • Architect: SHoP Architects, with WSP as structural engineer and Jaros, Baum & Bolles as mechanical engineer
  • Managing agent: Halstead Management. Selling agent: Douglas Elliman
  • Sponsor's counsel: Starr Associates LLP. Real estate tax counsel: Podell, Schwartz, Schechter & Banfield LLP
  • Interior designer: Woods Bagot (lobby and amenities) and Gachot Studios (residences), reported by designboom.com, cityrealty.com; the plan sections we reviewed don't name one

Zoning

Zoning district
C6-4.5
Special district
Special Downtown Brooklyn District (DB)

Today's zoning, from city data (PLUTO 26v2).

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The Condo Book Project Are The Brooklyn Tower's common charges high for the area? Yes, they're on the high side. The Brooklyn Tower budgets $1.59 per square foot a month, against a $0.92 median for the 10 most similar Brooklyn plans.Schedule A Do you want to see the list of similar buildings?