Williamsburg Wharf: What the Offering Plan Says About 482 Kent Avenue
Williamsburg Wharf's 89 condos sit in one tower of a three-building, mostly rental waterfront complex in Williamsburg. Here's what the offering plan says about the finishes, the amenities you'd share with renters, the staff, the budget and the fine print.
In brief: Williamsburg Wharf is a waterfront condo at 482 Kent Avenue in Williamsburg, with 89 condo homes (studios to three bedrooms) on the 9th floor and up of a 21-story building. The condos are one slice of a three-building complex on about 2 acres along the East River, where the other buildings are mostly rentals (some of them affordable), with shops and a public valet garage. What sets it apart, per the plan: the pool and gym sit in the rental side and you reach them through a paid amenity agreement, the kitchens are almost entirely Miele, and the sponsor isn't planning to apply for a property tax break.
What's Specific to It
- The pool is rented, in effect. The outdoor pool, gyms and 8th-floor club rooms belong to a rental unit. The condo pays the rental owners a fixed $200,000 a year for access, covering the pool, an amenity concierge and a lifeguard, for an initial five-year term. After that it can renew at market value.
- Your neighbors are mostly renters. The complex holds roughly 518 rental apartments across the three buildings, including about 156 affordable ones, against 89 condos.
- No tax abatement. The sponsor's tax consultant was told there are no plans to apply for tax exemptions or abatements. So your projected property taxes assume full taxes from the start.
- An 18-month flip clause. You can't resell within 18 months of closing without the sponsor's written approval. If you do sell in that window, any proceeds above your purchase price go to the sponsor.
- Flood zone design. The site is in FEMA flood Zone AE. The plan says the buildings use dry-floodproofed cellars and deployable flood barriers where required.
- Gas fireplaces in a few homes. Four apartments (PH1B, 20B, 21B and PH2F) get a gas fireplace with a black marble surround. They can't burn wood.
You'll find the building on our Williamsburg Wharf building page. The offering plan the developer filed with the New York Attorney General shows what listing sites don't: model numbers, staffing, the budget and the rules of sharing a complex with rental tenants. (New to these documents? Start with what a condo offering plan is.)
At a Glance
- The complex: three linked buildings at 470, 480-482 and 484 Kent Avenue. There's also an approximately 1-acre public park and a river walkway, run by a property owners association.
- Your building: 480-482 Kent is 21 stories with two entrances. 482 Kent is the condo tower and 480 Kent holds about 86 rental apartments.
- For sale: 89 condos, studios through three bedrooms, from roughly 430 to 2,600 square feet. A handful have private outdoor space.
- Extras: 20 parking licenses and 35 storage locker licenses, sold only to condo owners.
- Prices as first offered: about $700,000 to about $4.4 million in the plan's Schedule A. These are the sponsor's asking prices, not sales.
- Plan accepted: May 2024.
Finishes
The plan lists finishes down to model numbers. The sponsor can swap in items of "comparable or better quality," so treat this as the planned spec. (For context, see how NYC condo finishes have changed.)
- Kitchens: Miele refrigerators, gas cooktops or ranges, ovens and dishwashers throughout. Many homes add a Miele speed oven, and larger ones add a steam oven, a warming drawer or a wine fridge (Sub-Zero, U-Line or Miele). Counters are solid surface, cabinets wood veneer, and most hoods recirculate rather than vent outside.
- Bathrooms: stone floors and Waterworks Flyte fittings, Toto toilets, and Kohler or Kallista tubs. Some primary baths get a freestanding Stone Forest tub. Powder rooms get a wall-hung Laufen toilet with a Geberit concealed tank. More on these names in our bathroom brands guide.
- Floors: engineered white oak from Terra Legno (or equal), with an acoustic underlayment.
- Windows: a glass curtain wall with insulating low-E glass and in-swing casement windows. The plan notes that no screens are provided.
- Laundry: a Bosch washer and dryer in nearly every home. The top penthouses get Samsung instead, and there's a common laundry room in the cellar too.
- Heating and cooling: LG VRF fan coil units that you control yourself, fed by water-cooled condensing units shared between apartments on each floor.
- Ceilings: living rooms run roughly 10 to 11 feet on most floors. Hallways, baths and closets come in around 8.5 feet.
Amenities
The plan splits amenities into two groups. (Compare with amenities by building size.)
Condo owners only
- Ground floor of 482 Kent: a 24-hour attended lobby, a mailroom, a co-working lounge with phone booths, a library (about 670 square feet), a cinema (about 350), a private dining room with a pantry (about 500), a children's playroom (about 290), a lounge and outdoor terraces.
- 9th floor: an outdoor terrace.
- Cellar: a pet grooming room, a laundry room and bike storage. The budget assumes 30 bike racks at $20 a month each.
Shared with rental tenants
- 8th-floor club floor at 480 Kent: an outdoor pool and pool deck, two exercise rooms, a locker area, lounges, a pantry and roof terraces.
- 470 Kent: a basketball court.
Good to know: the condo board doesn't own the shared spaces; the $200,000-a-year amenity agreement is about a tenth of the first-year budget. The plan also warns that some amenities, elevators and staff may not be fully available until 18 months after the first closing or until half the condos have closed. The lobby is attended 24/7 from day one.
Staffing and Services
Payroll is the biggest line in the budget at about $608,000, based on a proposal from Naftali Management:
- Concierge: one post covering the lobby 24 hours a day, 7 days a week, at about $335,000 a year. The setup is unusual: two shifts are employed by the condo and one shift comes through a third-party staffing company.
- Resident manager: a 40-hour-a-week super employed by the condo, at about $103,000. There are two resident managers on site, one for the tower and one for the whole complex. Both live in rental apartments, and the condo pays about $78,000 a year in rent and utilities for the tower manager's apartment.
- Porters: one full-time and one part-time, 56 hours a week in total, for cleaning, trash and snow.
The plan doesn't say whether the staff will be unionized. For benchmarks, see what a NYC condo doorman costs.
What It Costs to Run
The sponsor's first-year budget (calendar 2026) comes to about $1.96 million. Almost all of it (about $1.91 million) comes from condo owners' common charges, with small amounts from parking, storage and bike fees. In Schedule A, monthly common charges on the homes first priced run from roughly $780 to $3,400. That works out to around $1.80 to $2.00 per square foot. Real estate taxes are billed separately and aren't part of the budget.
Notable lines beyond payroll:
- Common-area electricity: about $350,000. Apartments are sub-metered separately.
- Amenity agreement: $200,000 to the rental owners.
- Management fee: $120,000 to Naftali Management.
- Insurance: about $100,000.
- Gas: about $81,000. The gas you use for cooking and fireplaces is included in common charges, not billed to you directly.
- Waterfront park: about $12,500 toward the property owners association.
Tip: the plan sets up no reserve fund beyond a reserve contribution. Buyers pay two months of common charges into working capital at closing. For why budgets like this vary, see why condo operating costs differ and our operating expense benchmarks.
Fine Print Worth Knowing
- The sponsor can rent instead of sell. The plan can be declared effective after just 14 contracts, about 15% of the units, and unsold condos can be rented out. Owner-occupants may never control the boards, and resales or refinancing could be harder as a result.
- Withheld units. 17 upper-floor and penthouse homes were held back at launch, with no set release date.
- Parking is a license, not a deed. Each of the 20 tower spaces is exclusive to you while you own a condo. It carries a monthly fee set by the tower board and can only be transferred to another condo owner. The rest of the garage is a public valet operation. More in sold, licensed or leased parking.
- Storage lockers carry a monthly fee of $1.50 per square foot.
- Retail neighbors: about 14,700 square feet of commercial space in 470 and 484 Kent. A restaurant could bring noise and smells. Certain uses, such as betting parlors and 99-cent stores, are barred.
Who's Behind It
- Sponsor: 470 Kent Ave Associates LLC, care of The Naftali Group.
- Architects: Brandon Haw Architecture (design architect) and HILL/WEST (executive architect).
- Managing agent: Naftali Management LLC, which shares the sponsor's address.
- Selling agent: SERHANT.
- Sponsor's counsel: Holland & Knight. Goldberg Weprin Finkel Goldstein prepared the real estate tax projection.
The plan doesn't name an interior designer.
Common Questions
Can Williamsburg Wharf condo owners use the pool?
Yes. The outdoor pool, gyms and club rooms on the 8th floor of 480 Kent are shared with rental tenants under an amenity agreement the condo pays $200,000 a year for, initially for five years and then at market rates.
Does 482 Kent Avenue have a tax abatement?
No. The plan's tax projection says there are no plans to apply for tax exemptions or abatements, so taxes are projected at full value from the start.
Is there a doorman at Williamsburg Wharf?
Yes. The budget funds a concierge in the 482 Kent lobby 24 hours a day, 7 days a week, plus a resident manager and porters.
Where this comes from: the building's offering plan (CD230081) on file with the New York Attorney General, including its special risks, building description, Schedule A, Schedule B budget and condominium documents. Prices are the sponsor's offering prices, budget figures are the sponsor's first-year projections, rounded, and finishes are subject to substitution. Updated October 2026.