Estimated Pricing Filed for Two Condos at 196 Saint Marks Avenue in Prospect Heights

Nov 3

Welcome to 196 Saint Marks Avenue, a boutique two-residence condominium inside a restored 1893 building on one of Prospect Heights' prettiest blocks, a short walk from Grand Army Plaza and the northwest corner of Prospect Park. Disclaimer: this address is dangerously close to Little Cupcake Bakeshop and Ample Hills! The Attorney General has accepted the offering plan, and in September the sponsor raised the price of both homes.

Where Things Stand

The offering plan for 196 Saint Marks Avenue Condominium was submitted on January 5, 2026 and accepted by the New York State Attorney General on May 1, 2026. Acceptance means the sponsor has filed its full disclosure with the state, including the price schedule, the projected building budget and the projected first closing, and can now sign contracts. That took about four months, faster than most. On September 18, 2026, the sponsor filed an amendment raising both prices and confirming that neither home was in contract. Neither home is listed publicly yet, and the renovation and first closing are targeted for on or about January 1, 2027. Join my early access list below and you'll hear about the sales launch before it reaches StreetEasy.

What the Offering Plan Shows

These are estimates from the sponsor's offering plan. Prices and costs can change through amendments before sales launch.

Two residences: two four-bedroom homes, a garden home over three levels and an upper home with a private roof terrace
Estimated pricing: the garden home at $4,995,000 (up from $4,800,000) and the upper home at $4,500,000 (up from $4,250,000), for a total of $9,495,000
Estimated price per square foot: about $1,650 across the 5,760 square feet in the plan, or about $2,000 if you leave out the garden home's 1,010-square-foot cellar
Estimated monthly costs: common charges plus real estate taxes of about $1,845 per month for each home in the first year; the plan projects taxes rising once the renovated building is reassessed, which brings that to about $2,087
Taxes: no tax abatement
Projected first closing: on or about January 1, 2027

All figures are estimates from the offering plan and subject to change.

New to offering plans? The offering plan is the legal document that creates the condo and lays out every detail of the purchase, including the sponsor's estimates. Reach out with any questions about how it works.

Buying in a New Development?

New construction works differently than a resale: offering plans, sponsor contracts, closing costs and timelines all have their own rules.

Read my guide to buying a new development condo →

A Closer Look at the Building

At only two residences, 196 Saint Marks Avenue is about as intimate as a condo building gets. It is a careful conversion of an 1893 four-family house in the Prospect Heights Historic District, preserving its historic character while giving the systems and layouts a full modern reset. This is a classic brownstone-scale walk-up, with no elevator. It's all of the charm with modern infrastructure and brand new finishes and fixtures, and each home gets a Fisher and Paykel refrigerator, a Bosch dishwasher and oven, a microwave and its own washer and dryer.

Residence 1, the garden home (cellar, first and second floors, about 3,200 square feet including a 1,010-square-foot cellar, plus a 491-square-foot private rear yard): The first floor is one open living and dining room, about 30 feet deep, across the back of the house, with steps down to the yard. A compact kitchen (the plan calls it a kitchenette) sits in the middle of the floor, and a bedroom with a full bath and a powder room is at the front. Upstairs, the primary suite takes the back of the second floor with two walk-in closets, a dressing area and a bath with a soaking tub, and two more bedrooms share a hall bath at the front. The cellar adds accessory space at both ends, a laundry room and a bath. Four bedrooms, three full and two half baths.

Residence 2, the upper home (third and fourth floors, about 2,560 square feet, plus a 1,082-square-foot private roof terrace and 84 square feet of cellar storage): The third floor has a living room across the back, an open kitchen with a large island in the middle, and a dining room and a home office or fourth bedroom at the front, with a full bath. The fourth floor has the primary suite at the back with two walk-in closets, a dressing area and its own bath, two bedrooms at the front, two more baths and a laundry closet. A new stair bulkhead leads up to the roof terrace. Four bedrooms and four full baths.

Want the floor plans? Send me a note and I'll share them.

The Closest Comp: 189 Prospect Place

If you want to know what a building like this actually does, look one block over at 189 Prospect Place, between Carlton and Vanderbilt. It ran the same play: a landmarked townhouse that sold in August 2021 for $3,200,000, converted into exactly two condos, a larger garden home with the yard and a smaller upper home with outdoor space, no elevator and no shared amenities. Both listed in December 2023 and both closed in mid-2024:

Unit 1, the garden home, 3,376 sq ft, 3 bed and 3.5 bath with a 60-foot-deep backyard. Asked $4,250,000, trimmed to $4,199,000, closed at $4,000,000 in July 2024, about $1,185 a square foot after 158 days on the market.
Unit 2, the upper home, 1,896 sq ft, 3 bed and 2.5 bath with a terrace. Asked $3,500,000, closed at $3,450,000 in June 2024, about $1,820 a square foot after 66 days.

On stated square footage, 189 Prospect Place traded at roughly $1,413 a foot across its two homes. After the September increase, 196 Saint Marks is asking $9,495,000 on 5,760 square feet, about $1,650 a foot, roughly 17 percent higher, with four bedrooms in each home instead of three. That figure includes a 1,010-square-foot cellar the offering plan says can't be used as a bedroom or living room; leave it out and it's closer to $2,000 a foot. And at 189 Prospect Place the big garden unit was the harder sell: it took a price cut and 158 days, while the upper home was gone in 66. At 196 Saint Marks the garden home is again the more expensive of the two. If the pattern repeats, the negotiating room on this project is downstairs.

Prospect Heights Highlights

Prospect Heights is the most central piece of brownstone Brooklyn, adjacent to Park Slope, Crown Heights, Fort Greene and Clinton Hill all at once, with Prospect Park, the Brooklyn Museum and the Brooklyn Public Library all within a few blocks. The combination of brownstone blocks, prewar buildings and the cultural anchors at Grand Army Plaza is hard to replicate anywhere else in the borough.

The B and Q at 7th Avenue, about a 4-minute walk
The 2 and 3 at Grand Army Plaza, about 5 minutes
The C at Clinton-Washington Avenues, about 7 minutes
The full Atlantic Avenue-Barclays Center hub, about 11 to 12 minutes
The Brooklyn Museum, the Brooklyn Botanic Garden, Grand Army Plaza and the restaurants and cafes along Vanderbilt and Washington Avenues, all walkable

Katie's Take

I track every new development filing in Brooklyn, and 196 Saint Marks Avenue is the first of Prospect Heights' three two-home brownstone conversions to put prices on file, ahead of 273 Park Place and 139 Saint Marks Avenue. At about $1,650 a square foot, or about $2,000 without the cellar, it sits in the same range as 515 Dean Street, which has been selling at about $1,790, and the sponsor raised prices in September before either home was in contract. My read hasn't changed: the upper home is the cleaner value per usable foot, and the garden home is where a buyer will likely find room to negotiate.