The pros and cons of buying in a new construction building + Listings in new development condos

By Cait Etherington | From Future New York Wednesday, August 16, 2023

One United Nations Park, #42G (The Corcoran Group)

From pristine interiors and state-of-the-art appliances to eco-friendly environments and top-level services, there are many reasons to purchase in a newly constructed building. By and large, newly constructed buildings are cleaner, greener, and more convenient as they have been built to serve the needs of contemporary New Yorkers. Still, buying in a newly constructed building can present unexpected challenges. This article examines six potential risks and challenges associated with buying in a newly constructed building.

Financing

While one might assume that lenders would prefer newly constructed buildings to aging buildings, it is usually more difficult to secure financing for a purchase in a new building, and the reason may come as a surprise. Lenders typically only agree to lend to buyers after a certain percentage of a building's units have already gone into contract. Depending on the building, the percentage will differ but is usually between 15 to 50 percent. Fortunately, in most developments, “preferred lenders” are brought on board to bridge the gap, but this also isn’t ideal. It ultimately means that buyers have fewer choices when shopping for a mortgage and, as a result, may end up with a much higher mortgage rate than they would if they could freely shop for financing.

Another common catch-22 when attempting to finance a unit in a newly constructed building is that most lenders will only issue a mortgage after the building has obtained a Certificate of Occupancy or Temporary Certificate of Occupancy. In order to obtain even a Temporary Certificate of Occupancy, however, the building must be close to completion.

Closing costs

Closing costs on condos are nearly always much higher than closing costs on coops because coop buyers don’t pay a mortgage recording tax. However, closing costs on newly constructed condos are also higher than closing costs on resale condos. In most cases, this is due to an expectation that the buyer rather than the seller (in this case, the developer or sponsor) is expected to cover all or most of the closing costs. Notably, closing costs include attorney fees, and for a variety of reasons, attorney fees are also nearly always higher when closing on a new condo versus a resale coop or condo.

Move-in dates

As many New Yorkers discovered during the pandemic, anticipated move-in dates on newly constructed buildings can be postponed for months and, in extreme cases, much longer. From permits and inspections to labor shortages and supply-chain troubles, a lot of things can delay the completion of a residential building project. For buyers, these delays not only add to the anxiety of moving but can prove costly. If, for example, a buyer has purchased a new condo and is selling an existing unit to finance the purchase, a long delay may result in both deals falling through. More often than not, however, move-in delays result in buyers being forced to rent while they wait for their newly constructed condo to be completed. Given the cost of moving, storage, and renting in New York City, move-in delays can add tens of thousands of dollars to one’s closing.

Construction errors

Even in luxury developments, a lot of things can go wrong during the construction process, and some problems won’t become visible until after the building has become occupied. These problems include drainage and plumbing problems, faulty electrical work, foundation cracks, HVAC system problems, and aesthetic defects (e.g., peeling paint and floors that can’t hold up to the wear-and-tear experienced in large residential buildings). In extreme cases, construction errors can result in certain parts of newly constructed buildings being rendered unusable. In most cases, construction errors are minor and simply result in new residents being forced to live around the buzz of ongoing maintenance work for longer than expected.

Community and culture

Many New York City buildings have a unique community or culture that has developed over many decades of habitation. It can be difficult to move into a building with an established community or culture, but when it comes to New York City housing, the timeless adage “better the devil you know than the devil you don’t” also seems to hold true. When you move into an existing building, it is usually possible to gain at least some sense of what to expect once you arrive. For example, if you’re looking for a child-friendly building or a building that welcomes musicians who practice at home, you’ll likely be able to assess the tolerance for crying children or trombone playing prior to moving in. In newly constructed buildings, it is virtually impossible to anticipate whether the community and culture of the building will ultimately be a good fit for you and your family over time.

Long-term return on investment

Buying in New York City is nearly always a strategic long-term investment. Still, buying in a newly constructed building does pose a slightly higher risk. In addition to the possibility that the newly constructed building may suffer from chronic problems (e.g., ongoing leaks), there is also a risk that the building may end up being largely unoccupied or end up being home to more renters than owner-occupants. While unoccupied units and units inhabited by renters don’t necessarily impact the value of one’s property, when the situation is extreme (i.e., the building is mostly unoccupied or home to a third or more renters), the value of one’s property may be negatively impacted. Here, it is also important to bear in mind that the Federal Housing Authority (FHA) even restricts mortgages on condo communities that aren’t at least 35 percent owner-occupied (until 2019, the FHA required at least 50 percent of units to be occupied by owners).

The bottom line is that buying a newly constructed unit has many advantages, but it also tends to come with increased uncertainty and higher closing costs. If you know and accept the risks and higher price tag, however, it is nearly always a great investment.

The Diana, #507
$735,000

Bedford-Stuyvesant | Condominium | 1 Bedroom, 1 Bath | 551 ft²

The Diana, #507 (Compass)

From the Listing: Presenting a classic brick facade with clean, modern accents, The Diana offers a new style of living within this historic neighborhood. Every residence features top-of-the-line appliances and fixtures, artful design finishes, floor-to-ceiling windows that lead to private outdoor terraces, and access to inviting common areas. Amenities include: in-unit laundry, customizable HVAC, granite and marble finishes, new oak flooring, gym, co-working space, private terrace, parking and extra storage available for purchase. See floor plan and full details here.

ONE11 Residences, #34D
$1,250,000

Midtown West | Condominium | 1 Bedroom, 1 Bath | 549 ft²

ONE11 Residences, #34D (Douglas Elliman Real Estate)

From the Listing: This warm and cozy, 549-square-foot, one-bedroom, one-bathroom residence designed by Thomas Juul-Hansen, features an open-living concept with floor-to-ceiling windows displaying scenic Manhattan skyline views. Entering through a European oak entry door, the home opens to a beautifully appointed kitchen featuring super-white quartzite countertop and island, bronze and tinted mirror glass backsplash, white oak cabinetry in a matter lacquer finish and fluted mirrored glass, and white oak paneled walls. The charming bathroom is carved out of Greek Bianco Dolomiti stone vanity and backsplash and Turkish Fiore di Bosco stone walls and flooring, with polished nickel Waterworks fixtures. A collection of premium amenities and services include a 24-hour attended lobby featuring onsite restaurants and full-service bar, private lounge, fitness center, private storage, and full access to Thompson's world-renowned concierge and lifestyle experience. See floor plan and full details here.

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The Conover, #THF
$1,495,000

Red Hook | Condominium | 2 Bedrooms, 2 Baths | 1,433 ft²

The Conover, #THF (Douglas Elliman Real Estate)

From the Listing: Townhouse F is a stunning 2-bed, 2.5-bath residence, boasting 1,332 square feet of luxurious living space. The first floor of this sun-soaked townhouse is perfect for entertaining. The kitchen features custom millwork and Fisher Paykel appliances with matching panels, adding elegance to the space. On the second floor, both bedrooms are complete with en-suite bathrooms, featuring top-of-the-line finishes. All bathrooms are complemented by sleek champagne bronze shower fixtures by Delta Vero. See floor plan and full details here.

96+Broadway, #11G
$1,525,000

Broadway Corridor | Condominium | 1 Bedroom, 1.5 Baths | 773 ft²

96+Broadway, #11G (Compass)

From the Listing: Welcome to Residence 11G, a spacious 773-square-foot 1-bedroom, 1.5-bath home with an inviting foyer, west-facing floor-to-ceiling casement windows, 9'1" ceilings, and beautiful 7.5" wide European oak flooring. The top-of-the-line kitchen with counter seating for four opens onto the living/dining room and features Italian solid white oak cabinets with exposed dovetail joinery, elegant inlay detail, and under-cabinet lighting. The bedroom has two large closets and a luxurious en-suite marble bath clad in Bianco Dolomiti marble. This impressive home also includes an Asko washer/dryer and Nest-controlled heat pump HVAC System with linear diffusers. See floor plan and full details here.

The Brooklyn Tower, #56A
$1,600,000

Downtown Brooklyn | Condominium | 1 Bedroom, 1.5 Baths | 859 ft²

The Brooklyn Tower, #56A (Douglas Elliman Real Estate)

From the Listing: Residence 56A at The Brooklyn Tower comprises 859 square feet, offering one-bedroom, one-and-a-half bathroom, and expansive views of the Statue of Liberty, Governor's Island, the Brooklyn Bridge, and Lower Manhattan. The foyer with entry closet and powder room opens into the corner great room, featuring ceiling heights up to 11 feet and floor-to-ceiling windows that provide far-reaching views from lower Manhattan and all of New York Harbor. The centerpiece of the home is the exceptionally crafted, open kitchen designed by Gachot Studios featuring striking graphite matte black and etched bronze mirror cabinetry, a polished bronze mirror backsplash, and Absolute Black granite countertops. The principal bedroom reveals sweeping western exposures, a rare vantage point to enjoy New York sunsets. The space includes two closets for ample storage space. The en-suite principal bathroom features walls sheathed in expressive Breccia Capria marble, complemented by Absolute Black granite and white Bianco Dolomite marble flooring in a hexagonal pattern. See floor plan and full details here.

208 Delancey Street, #3E
$1,725,000 (-2.5%)

Lower East Side | Condominium | 2 Bedrooms, 2 Baths | 902 ft²

208 Delancey Street, #3E (Compass)

From the Listing: Residence 4E is a 902-square-foot 2-bedroom, 2-bathroom home with northwest-facing views. It features a winged layout with the living area in the center and the two well-proportioned bedrooms on opposite sides of the unit to maximize privacy. The open kitchen layout leads directly to the living/dining area, which faces a sea of windows and can easily fit a large dining table perfect for entertaining. With high-end finishes, a Gaggenau dishwasher, and an in-unit Miele washer and dryer, this residence also features wide plank 8-inch European Oak flooring, up to 9-foot ceiling heights, and triple pane oversized windows which simultaneously provide natural light and reduced noise capabilities. See floor plan and full details here.

One Wall Street, #2513
$2,055,000

Financial District | Condominium | 1 Bedroom, 1 Bath | 832 ft²

One Wall Street, #2513 (Compass)

From the Listing: Residence 2513 is a unique one bedroom layout that is part of One Wall Street's illustrious Terrace Collection. The home's entry foyer welcomes guests home with a coat closet and storage nook. The east-facing oversized bedroom features a row of sunlit picture windows and a walk in closet. The L-shaped open kitchen concept seamlessly flows into the living room, which offers a south-facing window and the home's exit out onto the terrace. See floor plan and full details here.

324 West 108th Street, #32
$2,269,600

Riverside Dr./West End Ave. | Condominium | 2 Bedrooms, 2 Baths | 1,207 ft²

324 West 108th Street, #32 (Douglas Elliman Real Estate)

From the Listing: This building from 1898 is converted into the quintessential Upper West Side living experience with a very sophisticated and modern application. Oversized tilt-and-turn windows set in elegant, black framing provide a stylish detailing, melding both modern and classic luxury. State-of-the-art Miele appliances including convection oven, induction cooktop, vented hooded ranges, as well as Miele dishwasher and refrigeration systems are featured in these, all-white open island custom Poggenpohl kitchens. The building also provides a wide array of on-site amenities including a fitness center, a sophisticated video intercom system with virtual doorman, mobile unlock, and face recognition capabilities, a secured package room, a private residential lounge featuring a warming kitchen that leads out to a green garden, plus a magnificent four-cornered roof-deck spanning the entire building's footprint with breathtaking Hudson River views. Storage space conveyed with the sale. See floor plan and full details here.

450 Washington Street, #212
$2,595,000

Tribeca | Condop | 2 Bedrooms, 2 Baths | 1,059 ft²

450 Washington Street, #212 (Corcoran Sunshine Marketing Group)

From the Listing: Residence 212 is a two-bedroom home with a quintessential view over Tribeca's Watts Street, with its leafy treetops. This residence features a 789-square-foot terrace that is accessible from the both the living room and primary bedroom. The meticulously-detailed interiors include myriad modern details including 7-inch-wide plank white oak flooring and massive bronze-finished windows with Caesarstone window ledges. Open-concept kitchens feature Miele appliances, natural warm-toned quartzite countertops, crisp matte white lacquer cabinetry, architectural cove lighting and Dornbracht faucet fixtures. Bathrooms are clad in handsome honey-toned European White Oak cabinetry, Calacatta Lincoln marble countertops with undermounted sinks, and showers with Dornbracht fixtures. See floor plan and full details here.

One United Nations Park, #42G
$2,900,000

Murray Hill | Condominium | 2 Bedrooms, 2.5 Baths | 1,630 ft²

One United Nations Park, #42G (Corcoran Sunshine Marketing Group)

From the Listing: Residence 42G at One United Nations Park is a 1,630-square-foot two-bedroom, two-bathroom plus powder room, boasting Manhattan skyline views including the Empire State and Chrysler buildings. The generous layout features an expansive great room and open kitchen with island. The primary suite offers a five-fixture bath and oversized walk-in closet. The secondary bedroom is complete with an ensuite bath. Each residence is equipped with a built-in Crestron smart home system that regulates temperature, lighting and the motorized window shades. See floor plan and full details here.

Claremont Hall, #31B
$3,330,000

Morningside Heights | Condominium | 2 Bedrooms, 2.5 Baths | 1,383 ft²

Claremont Hall, #31B (Corcoran Sunshine Marketing Group)

From the Listing: Offering spectacular southern and eastern views and an intimate private terrace overlooking Columbia University, Riverside Park, and the Hudson River, Residence 31B is a premium two-bedroom, two-bathroom home with a powder room. Offering nearly 1,400 square feet of exquisitely detailed living space, this residence is centered on a bright and sunny open living and dining room and a generous U-shaped kitchen designed by Robert A.M. Stern Architects. A separate bedroom wing includes the east-facing primary bedroom and a windowed ensuite bath with double vanity and glass-enclosed walk-in shower, as well as an oversized walk-in-closet. The spacious secondary bedroom features two exposures, one overlooking the residence's private loggia. See floor plan and full details here.

77 Greenwich Street, #28C
$3,645,000

Financial District | Condominium | 3 Bedrooms, 3.5 Baths | 1,905 ft²

77 Greenwich Street, #28C (CORE Group Marketing LLC)

From the Listing: 77 Greenwich is a LEED-certified condominium featuring direct water views from every unit and over 10,000 square feet of amenities. This brand-new home embraces abundant natural light and offers views of the harbor and Hudson River. Designed by Deborah Berke, details include stunning wide plank white oak floors, expansive floor-to-ceiling wraparound glass windows, 11-foot ceilings, custom-crafted millwork, radiant heated marble floors, and Poliform kitchens with fully-integrated appliances from Wolf, Sub-Zero, and Miele. See floor plan and full details here.

393 West End Avenue, #9E
$4,066,000

Riverside Dr./West End Ave. | Condominium | 3 Bedrooms, 2.5 Baths | 1,712 ft²

393 West End Avenue, #9E (Brown Harris Stevens Development Marketing LLC)

From the Listing: At 393 West End Avenue, prewar style meets 21st century living. Residence 9E is a gorgeous 1,718 square-foot three-bedroom, two and a half-bathroom home celebrating a gracious living room and western sunsets. Entertaining is a pleasure in the open chef's kitchen and adjacent dining room. The primary bedroom enjoys an en suite bath, a myriad of closets and serene city views. The secondary bedrooms boast bright, southern light. This magnificent home features many custom details throughout. See floor plan and full details here.

Gracie Green, #PH10A
$4,625,000

Yorkville | Condominium | 3 Bedrooms, 2.5 Baths | 2,317 ft²

Gracie Green, #PH10A (Corcoran Group)

From the Listing: Penthouse 10A is a full-floor three bedroom, two and a half bath residence, boasting an excellently designed layout flooded with natural light with floor-to-ceiling French casement inswing windows, high ceilings, solid white oak flooring throughout, and two private outdoor spaces. Seamlessly pre-wired to integrate with a home automation system to suit your lifestyle, whether it be motorized shades, speakers, or temperature control with the incorporated Mitsubishi heating and cooling system. The open living and dining room blends into the beautifully crafted kitchen, featuring natural Montclair Danby marble across the countertops and ample island, white lacquer cabinetry, outfitted with a high-end appliances and built for a chef. The spacious primary bedroom suite configuration makes your morning routine a breeze with an ample walk-in closet between the bedroom quarters and marble ensuite bath. See floor plan and full details here.

One High Line, #EAST12C
$4,960,000

Chelsea | Condominium | 2 Bedrooms, 2 Baths | 1,996 ft²

One High Line, #EAST12C (Corcoran Group)

From the Listing: East 12C at One High Line is a one-of-a-kind, 1,996-square-foot corner two-bedroom and two-and-a-half-bathroom residence featuring north and east exposures with striking city skyline views. This exceptional home boasts a generous great room finished with natural oak chevron floors and open kitchen with elegant Carnico Grigio marble floors, Molteni brushed Epicea wood and white lacquer cabinetry with cove lighting, and honed Calacatta Gold marble countertops and backsplash. The primary suite offers floor to ceiling windows and two large walk-in closets. The primary bathroom features chevron Arabescato Vagli Oro marble floors with Saint Laurent marble borders and baseboards, Arabescato Vagli Oro marble wainscoting, vanities and sink, and a mirrored medicine cabinet with integrated LED lighting. The additional bedroom offers a beautifully appointed en-suite bathroom. See full details here.

Olympia, #18F
$5,450,000

DUMBO | Condominium | 3 Bedrooms, 2.5 Baths | 2,341 ft²

Olympia, #18F (Sothebys International Realty)

From the Listing: With views of the Brooklyn Bridge, Residence 18F is the definition of reimagined luxury. This 2,341-square-foot three-bedroom-plus, two-and-a-half-bathroom home with a private 125-square-foot river terrace is imbued with a timeless beauty. The formal foyer and gallery lead you to the light-filled living space with direct views of the Brooklyn Bridge and lower Manhattan. The Workstead-designed custom kitchen features a statement island with inlaid Fior di Bosco stone slab and chamfered edges, raked maple cabinetry paired with satin nickel hardware and Gaggenau appliances. Towards the bedroom wing, the functional den space is conveniently adjacent to the powder room, featuring a pedestal vanity in honed African St. Laurent stone and chamfered edges, a hidden mirror, and white maple-clad walls. With its own private entry off the foyer, the primary suite boasts an impressive walk-in closet and en-suite bathroom with Aglo Ceppo honed stone walls, flooring and countertops. See floor plan and full details here.

The Towers of the Waldorf Astoria, #3810
$6,600,000

Midtown East | Condominium | 2 Bedrooms, 2.5 Baths | 1,705 ft²

The Towers of the Waldorf Astoria, #3810 (Douglas Elliman Real Estate)

From the Listing: Own a piece of history at The Towers of the Waldorf Astoria! Residence 3810 is a 1,705-square-foot corner two-bedroom, two-and-a-half-bath home which offers a split bedroom layout with open eastern views and a dramatic view of the Chrysler Building to the south. All interiors have been artfully designed by AD100 Designer Jean-Louis Deniot. One accesses the residence via traditional key or programmable keyless entry system, and the home will have a fully integrated Concierge Closet - a unique and secure portal for the private delivery of packages, dry cleaning, and room service 24-hours a day. The corner living and dining area is flooded with southern light and offers Chrysler Building views to the south. The open kitchen is defined by a peninsula with a bar-height counter and the main living area at over 22-feet in length, has spacious art walls and easily accommodates both a dining table for six and a luxurious seating group. See floor plan and full details here.

200 Amsterdam, #9A
$8,350,000

Lincoln Center | Condominium | 5 Bedrooms, 5.5 Baths | 3,455 ft²

200 Amsterdam, #9A (Brown Harris Stevens Residential Sales LLC)

From the Listing: This sweeping 3,455-square-foot, five-bedroom, five and a half-bath condominium has an elegant layout, open city views and abundant natural light from three exposures. The foyer, with a White Ice marble floor and gallery, leads to an impressive 31' x 15' corner living and dining area with 10' ceilings, custom French White Oak floors in a chevron pattern and soaring, floor-to-ceiling windows facing south and east. The open 25' x 12' kitchen is a striking showpiece blending slabs of honed Calacatta marble with custom Italian made oak cabinetry and brushed nickel accents. A large waterfall edged center island provides seating for four, and houses two Miele dishwashers, an undermount sink with a Kallista faucet and pull-out spray and abundant storage and work space. The primary suite is a spacious retreat complete with four closets, including a 10'9" x 6'4" walk-in, and bath whose cool palette epitomizes serenity. See floor plan and full details here.

Sutton Tower, #63A
$8,875,000

Beekman/Sutton Place | Condominium | 3 Bedrooms, 3.5 Baths | 2,301 ft²

Sutton Tower, #63A (Corcoran Sunshine Marketing Group)

From the Listing: Residence 63A is an extraordinary 3-bed / 3.5-bath half-floor residence designed on a grand scale for entertaining in high style. Boundless sundrenched great room with massive floor-to-ceiling windows frame legendary views of the 59th Street Bridge, endless views of the New York Harbor and iconic Midtown skyline. Enjoy fine dining in the windowed dining area showcasing magical sunsets and dazzling city lights, or casually dine and hang out in the separate eat-in-kitchen with large breakfast area and island with stools. The primary bedroom, also with 59th Bridge and East River views, features a dressing area / home office with window and an enormous walk-in closet (in addition to others, including two linen closets!), and a spacious, and exquisitely designed windowed five-fixture en-suite bath with Bianco Dolomiti marble slabs wrapping the walls. See floor plan and full details here.

100 Vandam Street, #18D
$9,200,000

SoHo | Condominium | 2 Bedrooms, 2.5 Baths | 1,906 ft²

100 Vandam Street, #18D (Nest Seekers LLC)

From the Listing: One of the most coveted new development projects in New York, 100 Vandam offers residents sublime homes at an exclusive West Soho address. The building was imagined by sustainability-focused firm, COOKFOX Architects, acclaimed pioneers of biophilic design and adaptive reuse architecture. The original structure was built in 1888 and over the next century served as an electric substation and a printing factory. The new residential tower boldly emerges from the 19th century warehouse, juxtaposing a classic redbrick facade with layers of concrete and glass and integrated loggia gardens planted with local flora. See floor plan and full details here.

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Contributing Writer Cait Etherington Cait Etherington has over twenty years of experience working as a journalist and communications consultant. Her articles and reviews have been published in newspapers and magazines across the United States and internationally. An experienced financial writer, Cait is committed to exposing the human side of stories about contemporary business, banking and workplace relations. She also enjoys writing about trends, lifestyles and real estate in New York City where she lives with her family in a cozy apartment on the twentieth floor of a Manhattan high rise.

Read Full Bio | Contact Cait Etherington

This is your member's center

In this article:

Financing

Closing costs

Move-in dates

Construction errors

Community and culture

Long-term return on investment

The Diana, #507
$735,000

ONE11 Residences, #34D
$1,250,000

Select which properties are of interest to you:

The Conover, #THF
$1,495,000

96+Broadway, #11G
$1,525,000

The Brooklyn Tower, #56A
$1,600,000

208 Delancey Street, #3E
$1,725,000 (-2.5%)

One Wall Street, #2513
$2,055,000

324 West 108th Street, #32
$2,269,600

450 Washington Street, #212
$2,595,000

One United Nations Park, #42G
$2,900,000

Claremont Hall, #31B
$3,330,000

77 Greenwich Street, #28C
$3,645,000

393 West End Avenue, #9E
$4,066,000

Gracie Green, #PH10A
$4,625,000

One High Line, #EAST12C
$4,960,000

Olympia, #18F
$5,450,000

The Towers of the Waldorf Astoria, #3810
$6,600,000

200 Amsterdam, #9A
$8,350,000

Sutton Tower, #63A
$8,875,000

100 Vandam Street, #18D
$9,200,000

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In this article:

Financing

Closing costs

Move-in dates

Construction errors

Community and culture

Long-term return on investment

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Select which properties are of interest to you:

Listings in this article

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