98 Front St

98 Front Condominiums

Resembling a giant 3D version of the classic Tetris game, 98 Front Street is a midrise condominium formed as a matrix of cast concrete modules that cluster, cantilever, and stack together in an irregular pattern. Though located in the highly desirable Brooklyn neighborhood of Dumbo, the 165-unit development — completed in 2020 by powerhouse New York architecture firm ODA for developer Hope Street Capital — has some of the neighborhood's least expensive homes. Residents of cleverly proportioned and light-filled studios priced below the area’s normal entry-level rate of $1 million benefit from a full but not exhaustive suite of tastefully outfitted amenity spaces. “There’s a sophisticated, minimalistic look throughout the common spaces and units,” says Vannessa A. Kaufman, Realtor at Sotheby’s International Realty. “The quality building materials and finishes are timeless and set to age well.” “98 Front Street is contemporary but unique when compared to some of the huge, flashy condo buildings that have gone up in the area over the past decade,” Kaufman adds. “With just 10 floors, it’s manageable. The architecture is reflective of the height, size and style of the surrounding, formerly industrial buildings.” According to ODA’s website, the experimental design centered on the idea of creating breathing room within a dense urban plot. Riffing on the age-old technique of introducing setbacks to tall buildings as a means of mitigating the even distribution of natural light, the firm pushed the limitations of zoning by creating open voids in 98 Front Street’s assembled mass. This makes for a great interplay of overhangs and private outdoor spaces with unparalleled depth. “What seems complicated is, in fact, a very simple structure, designed from the inside-out,” the firm states. “Every unit is made of one to four modules, from a studio apartment to a three-bedroom home where the living room is always longer and projected beyond the base building line just enough to allow it to have a corner window and access to a large, furnishable terrace.” If that weren’t enough, 98 Front Street is also LEED-certified. Though more compact than the sprawling post-industrial loft conversions that define much of the rest of Dumbo’s offering, units have thoughtful layouts that make the most of space and large 8 by 8 feet quadruple-glazed casement windows framing skyline and waterfront views. Some of the residences are categorized into three contextualized collections: top-floor penthouses, six floor-through lofts with two bedrooms, and ground-level carriage home-inspired garden-level units with private terraces and separate annexes. While one bedrooms, averaging 750 square feet, sell for around or just under $1 million — arguably the most inexpensive residences in Dumbo — two bedrooms fetch $1.5 million to $2.7 million, depending on size and position in the building. Three bedrooms go for $2.7 million to $3.7 million. One four-bedroom penthouse sold for $4.4 million in early 2021. Like in many of 98 Front Street’s common spaces, ODA opted for a clean material palette. “Natural Blonde” kitchens reflect a Scandi-core aesthetic with light-toned and sustainably sourced wood cabinetry — actually produced in Italy — that incorporates ergonomic recesses rather than visually disruptive hardware. Corian countertops and backsplashes frame Bosch appliances. While hardwood flooring is almost perfectly color-matched to the cabinetry, 9-foot-high white walls give way to exposed concrete ceilings, a nod to the building's meticulous formed-in-place structural shell and exterior. Though all residences that now come on the market are resale, very few have undergone renovations by previous owners. As Kaufman previously mentioned, the baseline finishes are durable and subdued enough not to warrant much updating. There’s plenty of room for homeowners to add their own personal touches. 98 Front Street’s double-height lobby, helmed by a 24-hour door attendant, is finished in a custom lattice structure millwork insert, a decorative element hinting at in-unit hardwood floors and cabinetry. “It’s warm and inviting from the moment one walks in. As one moves toward the elevators, they’re also greeted by serene seating areas and a large reflective pool,” Kaufman describes. She also notes that monthly fees are lower than in other Dumbo condominiums primarily because of the size of the building but also because there isn’t an overabundance of extra common space that never gets used. Right off the main entry area, a residence lounge is perfectly outfitted for remote work. A top-line fitness center appears through a gold-hued glass partition wall. Further along in this fluid enfilade of rooms is a large saltwater pool and an adjoining steam room. The 7,000-square-foot rooftop has three outdoor kitchens, a built-in outdoor gym and equipment to screen movies al fresco. There are deeded garage parking spaces and more than enough bike storage. “We often see shared spaces organized along corridors like doctor offices or classrooms placed in the basement level not to take away from salable areas for the developer,” ODA states on its website. “We approach this building’s amenities differently. For us, it's about the quality of those communal areas and how they can become a natural expansion of one's home. They must have natural light and air and be arranged as open casual spaces that allow people to enjoy spontaneously, without purpose or a goal.” Considering the compact size of the units, this considered approach to common areas is a major draw. It ensures these well-programmed spaces are used. Dumbo is one of Brooklyn’s most sought-after neighborhoods, replete with hip, upmarket restaurants, alternative boutiques, and a lively tech industry-centric scene. Residents can do their grocery shopping at the large Wegman’s in the nearby Navy Yards and head into Manhattan on the well-connected F subway line that serves the close by Clark Street station.