278 21st Street is a three-story walk-up from 1931 that is being converted into five condos, on a residential block in Greenwood Heights a few minutes from the main gate of Green-Wood Cemetery. The R at 25th Street and the restaurants of 5th Avenue are both close by. The sponsor is BISP 278 LLC.
Where Things Stand
The offering plan for 278 21st Street was submitted to the New York State Attorney General on October 26, 2026, and is awaiting acceptance. No homes are for sale yet, there is no public pricing, and reservations can't be taken. Across the 55 Brooklyn projects I've tracked from filing to acceptance, most were accepted 5 to 9 months after filing (about 7 months is typical), which points to acceptance between roughly March and July 2027. Join my early access list below and you'll hear about pricing and launch timing before it reaches StreetEasy.
What We Know So Far
Five condos in an existing three-story building, down from six apartments today
About 4,300 square feet of construction floor area on the building permit, so homes likely average about 860 square feet or a little less
Likely two-bedroom homes or smaller (the final mix isn't public yet)
A walk-up, with no elevator on record
Offering plan filed: October 26, 2026
What's next: Attorney General review typically takes several months, and pricing becomes public once the plan is accepted
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.
A Closer Look at the Building
Five homes in a three-story walk-up is about as boutique as a condo gets: few neighbors, low common charges are likely, and a building that keeps the scale of the block. The conversion takes six existing apartments down to five, so the homes should be a little roomier than what's there now, though they will likely be the most compact of the recent filings in this part of Brooklyn. Outdoor space, finishes and the final layouts will be public once the plan is accepted.
Greenwood Heights Highlights
Greenwood Heights sits on the high ground between the South Slope and Sunset Park, right beside Green-Wood Cemetery, whose 478 acres of paths and hills work as the neighborhood's park. The blocks are a mix of rowhouses and small walk-ups, and 5th Avenue brings restaurants, bars and coffee within a few minutes' walk, with a quieter, more residential feel than the Slope to the north.
The R at 25th Street, about an 8-minute walk
The R at Prospect Avenue, about 9 minutes
Green-Wood Cemetery's main gate at 25th Street, about a 4-minute walk
Katie's Take
I track every new development filing in Brooklyn, and 278 21st Street will likely have the smallest homes in the South Slope and Greenwood Heights pipeline, noticeably smaller than 270 14th Street, 308 14th Street or The Linden at 280 19th Street. That matters because new construction around here has mostly been built for families, with homes of 1,200 to 1,700 square feet, so this is likely to be one of the lower price points for a new condo in the area. The Linden, two blocks away, was accepted about seven months after filing, which points to pricing here by around May 2027.
Your next Brooklyn home may be closer than you think. Let's talk.