Mayor Zohran Kwame Mamdani ran on a platform that included building affordable housing and taking bad landlords to task. To that end, his office has recently released "Block by Block," his long-awaited housing plan that calls for the construction of 200,000 new affordable homes and the preservation of 200,000 more over the next decade. He initially proposed a Vienna-style socialist housing model during his campaign, but CNN notes that this plan relies on market-oriented policies and the help of private developers.
Block by Block came out a few weeks after the Rent Guidelines Board cast a preliminary vote to indicate that they're considering a rent freeze for rent-stabilized apartments in New York City, another of Mayor Mamdani's campaign promises. The final vote is not until June 25.
Some have been skeptical that a rent freeze would ultimately be to New Yorkers' benefit. However, a recent analysis by Moody's found that, as landlords would still be free to raise rents on market-rate units, the risk of landlords defaulting on their mortgages during a rent freeze is smaller than some feared.
Some have been skeptical that a rent freeze would ultimately be to New Yorkers' benefit. However, a recent analysis by Moody's found that, as landlords would still be free to raise rents on market-rate units, the risk of landlords defaulting on their mortgages during a rent freeze is smaller than some feared.
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In any event, Block by Block was released at a time when the most recent NYC Housing and Vacancy Survey found a rental vacancy rate of 1.4%, the lowest in half a century, with only 0.4% of the lowest-rent apartments available. Willets Point Common, a Corona complex that is New York City's largest fully affordable development in over 40 years, recently celebrated the opening of the first 880 homes and broke ground on another affordable building with 220 units for low-income seniors. But it will take significantly more than these to ease New York City's housing crunch.
Some of the initiatives outlined in Block by Block are already underway, while others will require more preparation. It is helped along by certain aspects of City of Yes for Housing Opportunity, not to mention recently enacted ballot proposals. This article examines the eight components of Block by Block in detail, and takes a look at new developments that could be affected by it.
Empowering tenants and strengthening enforcement
Starting this year, the Department of Housing Preservation & Development (HPD) will introduce "Fix the City," a new program that will conduct "roof-to-cellar" investigations of buildings, expedite repairs to immediately hazardous conditions, and use the 7A Program that allows HPD to remove negligent landlords and property management. This part of the plan also seeks to strengthen how HPD responds to 311 calls about heat and hot water (which account for over one-third of HPD-related 311 calls) and update the Housing Maintenance Code to improve systems and remove unnecessary requirements. Moreover, it aims to boost participation in tenants' unions and NYCHA Resident Associations, and encourages participation in energy benefits programs to save money on energy bills.
Block by Block was released after rental rip-off hearings in all five boroughs, where over 1,600 tenants shared frustration about buildings in poor condition, repair delays, and shady practices from landlords. This section of the plan incorporated feedback from those hearings.
Preserving affordability and improving housing quality
New York City is home to several low-cost but aging residential buildings. Block by Block seeks to preserve and stabilize them through means like renewing and expanding the J-51 tax abatement through 2036, a $100 million investment in a low-cost City-backed insurance provider, and streamlining facade repairs. It also supports passage of the SAFER Homes Act, which would allow the city to foreclose on dilapidated properties and transfer them to a third party for rehabilitation, and the Community Opportunity to Purchase Act, which would give non-profits and managers with proven track records an exclusive window to purchase certain properties when they go on the market.
Securing NYCHA's future
The New York City Housing Authority (NYCHA) is the largest public housing agency in the nation, with over 2,400 buildings in all five boroughs. Block by Block will dedicate $5.6 billion over five years, the most for NYCHA in recent history, to improving existing campuses, creating new housing, and empowering residents through job training and economic mobility programs. This will apply to both conventional public housing and Permanent Affordability Commitment Together (PACT) projects that pair private developers with NYCHA.
355 Exterior Street (CityRealty)
Building neighborhoods for working people
A key part of Block by Block is building more housing for low-income and working-class New Yorkers, starting with approximately 8,000 new affordable units per year over the next two years with the help of HPD's expanded budget. They will take shape with the help of city-sponsored rezonings, "micro-plans" to create new housing in areas where a larger rezoning is not feasible, and building new neighborhoods on public and city-owned land.
Some neighborhoods have seen a significant spike in new housing units over the years, while others have seen barely any. Block by Block aims to change that with a Fair Housing Growth Strategy that sets specific growth targets for every neighborhood, as well as the Affordable Housing Fast Track that will produce housing in neighborhoods with the least amount of affordable housing. Moreover, a series of targeted rezonings and updates to current rezonings aims to increase housing capacity in areas with excellent access to mass transit.
Expanding and stabilizing homeownership
Many components of Block by Block center on rentals, but one is dedicated to expanding homeownership opportunities. The Our Home program will facilitate the conversion of rental buildings into resident-controlled co-ops and expand upon the existing Affordable Neighborhood Cooperative Program, and HPD aims to double the production of cooperatives affordable to low-, moderate-, and middle-income families through its Open Door program in FY27 and FY28 compared to FY24-FY25 averages. The creation of accessory development units (ADUs) and safe, legal basement apartments would also add opportunities for homeownership.
In addition to creating new opportunities for homeownership, this part of the plan seeks to provide support for existing homeowners. This includes stronger protections against deed theft, greater funding for critical home repairs through HPD's HomeFix program, and new tools to help homeowners manage their mortgages.
Preventing and reducing homelessness
While a dedicated homelessness plan from the Mamdani administration is still to come, Block by Block posits that homelessness is fundamentally a housing problem. To that end, it includes an expansion of the Right to Counsel program that provides free legal services for tenants facing eviction, faster transition from shelters into permanent housing, and plans to increase support for individuals living with serious mental or physical illness.
Investing in strong jobs and innovation
Block by Block is estimated to create an average of 30,000 construction jobs annually, and aims to support all construction workers with a minimum wage of $40/hour on city-assisted housing projects, new and improved protections, and investments in innovations to improve worker safety. On a related note, Block by Block also calls for investments in construction innovations (e.g., modular and prefabricated construction) that can reduce work time and improve worker safety. The Real Estate Board of New York was somewhat skeptical about the possible reliance on collective bargaining agreements for city-financed projects, but it is not yet confirmed whether these would take place for some or any of the new construction.
Achieving public excellence
Block by Block acknowledges that impediments within government have contributed to the housing crisis, and outlines plans for eliminating them. This includes some help from the SPEED Task Force, which was asked to identify the red tape and communication gaps that slow down housing production. It seeks to cut precertification timelines for zoning actions, streamline office-to-residence conversions, make housing lotteries more efficient, accelerate vacant unit readiness in NYCHA buildings, and improve technology and systems that connect New Yorkers to housing.
Forthcoming projects
30-11 12th Street, Astoria
Developed by Palm Tree Consulting Inc. | Design by Chaim Horowitz Design
9 stories | 127 units
Completion estimated for 2027
Developed by Palm Tree Consulting Inc. | Design by Chaim Horowitz Design
9 stories | 127 units
Completion estimated for 2027
Rendering of 30-11 12th Street (Chaim Horowitz Design)
In June 2025, permits were filed for a nine-story residential building to rise on a vacant lot in the Hallets Cove section of Queens near the 30th Avenue N/R trains. Renderings by Chaim Horowitz Design show private balconies in select units and amenities like a mail and package room, a fitness enter, a golf simulator, a game room, a coworking lounge, and a recreational lounge with bar.
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51-09 2nd Street, Long Island City
Developed by Giron Contracting Inc. | Design by Design Studio Associates
5 stories | 9 units
Completion estimated for 2027
Developed by Giron Contracting Inc. | Design by Design Studio Associates
5 stories | 9 units
Completion estimated for 2027
Rendering of 51-09 2nd Street
A recent site visit saw construction close to topping out at 51-09 2nd Street, a boutique condominium on the corner of 51st Avenue in Long Island City. Renderings show a red brick facade and factory-style windows that pay tribute to the neighborhood's industrial heritage, and permits indicate that there will be no more than three units per floor. It it set to offer 10 parking spaces, though the site is located in close proximity to the Vernon Boulevard-Jackson Avenue 7 train and the Long Island City ferry landing.
51-09 2nd Street, spring 2026 (CityRealty)
30-25 Queens Boulevard, Long Island City
Developed by Baron Property Group and LargaVista Companies | Design by CetraRuddy
46 stories | 561 units
169 affordable housing units
Completion estimated for 2028
Developed by Baron Property Group and LargaVista Companies | Design by CetraRuddy
46 stories | 561 units
169 affordable housing units
Completion estimated for 2028
Rendering of 30-25 Queens Boulevard (CetraRuddy)
After a few years of stalled progress, construction has resumed on the mixed-use tower at 30-25 Queens Boulevard in Long Island City. Upon completion, it will contain 25,000 square feet of ground-floor retail, 451 rental apartments (a portion of which will be affordable), and 110 condos on the uppermost levels to make the most of East River and Manhattan skyline views. Renderings of the design by CetraRuddy show a glassy tower with copper fins to set it apart in the Long Island City skyline.
An array of residential amenities is set to include a smart package room, bike storage, a pet spa, a state-of-the-art fitness center, regulation-style basketball and pickleball courts, a content creation/recording studio, a sports simulator, a game room, a solarium with kitchen and dining room, outdoor terraces with grilling stations, and a rooftop pool. Another perk will be a central address near SculptureCenter, JACX&CO food hall, and the Queens Plaza transportation hub.
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Construction progress on 30-25 Queens Boulevard, May 2026 (CityRealty)
45-03 23rd Street, Long Island City
Developed by Incoco Capital, Tavros and Charney Companies | Design by FXCollaborative
55 stories | 636 units
Completion estimated for 2028
Developed by Incoco Capital, Tavros and Charney Companies | Design by FXCollaborative
55 stories | 636 units
Completion estimated for 2028
Long Island City's Court Square skyline with 45-03 23rd Street centered (FXCollaborative)
Plans for a new building at 45-03 23rd Street date back to 2016, when developers Charney Companies and Tavros started assembling the site. Incoco Capital's 2022 purchase of land from Japanese hotel chain Toyoko Inn doubled the size of the site, and the team secured $525 in construction financing in June 2025. As of mid-2026, the crane is up and the superstructure has now eclipsed the elevated Court Square station nearby.
Rendering of 45-03 23rd Street (FXCollaborative for Charney Companies and Tavros)
Upon completion, the mixed-use tower is set to contain studio to four-bedroom apartments starting on top of a Whole Foods grocery store and a Chelsea Piers fitness center in the building's podium. The building's glass facade will fill the homes with incredible light and views of the Manhattan skyline and the East River, and residents will enjoy access to a premier amenities package set to include a fitness center, a pool, multiple lounges, and a roof terrace. In addition to the Court Square subway stop, the site is located in close proximity to MoMA PS1, SculptureCenter, and popular dining on Jackson Avenue.
45-03 23rd Street, May 2026 (CityRealty)
71-12 Park Avenue, Kew Gardens
Developed by Marx Development Center | Design by DSM Design Group
13 stories | 800 units
Completion estimated for 2028
Developed by Marx Development Center | Design by DSM Design Group
13 stories | 800 units
Completion estimated for 2028
Rendering of 71-12 Park Avenue (Marx Development Center)
When the project dubbed Utopia Living was announced in fall 2021, it called for a pair of 50- and 42-story skyscrapers reaching at least 572 feet tall, making the taller northern tower the tallest in Queens outside of Long Island City. However, a recently released redesign shows a much shorter tower with two L-shaped wings, an earth-toned facade, multiple communal terraces, and a green roof. The New York Post blamed the downsizing on high construction costs and interest rates, but also noted that there was significant public opposition to the high-rise towers planned for a low-rise neighborhood.
The 800 apartments are to comprise 61 studios, 378 one-bedrooms, and 361 two-bedrooms. In addition to the outdoor terraces, amenities are set to include a fitness center, a swimming pool, a central courtyard, a rooftop lounge, bike storage, and an underground parking garage.
567 Second Avenue, Kips Bay/Murray Hill
Developed by New Empire Corp. | Designer TBD
14 stories | 131 units
Completion estimated for 2028
Developed by New Empire Corp. | Designer TBD
14 stories | 131 units
Completion estimated for 2028
Rendering of 567 Second Avenue (New Empire Corp.)
In January 2026, developer New Empire Corp. purchased a development site on the corner of Second Avenue and East 31st Street from the Marchi family for $38 million. More recently, permits to demolish the four-story walk-up buildings currently on the site were filed at the beginning of June 2026. Permits for a replacement have not yet been filed, but renderings depict a tall mixed-use building with a pale facade, floor-to-ceiling windows, curved windows on a corner, and terraces on the uppermost levels. New Empire Corp.'s portfolio includes Hendrix House, a nearby Kips Bay condominium that is over 80% sold.
50-02 Queens Boulevard, Woodside
Developed by 50-02 Woodside Development LLC | Design by Newman Design
9 stories | 124 units
64 affordable housing units
Completion estimated for 2029
Developed by 50-02 Woodside Development LLC | Design by Newman Design
9 stories | 124 units
64 affordable housing units
Completion estimated for 2029
Rendering of 50-02 Queens Boulevard (Newman Design for NYC Planning)
The Department of City Planning is reviewing an application for a rezoning that would allow a nine-story mixed-use building to rise in what is currently a light manufacturing district. It is to contain a retail space (expected to be occupied by a PC Richard & Son store), a childcare center with a landscaped play area, and over 250 new housing units with amenities like a private courtyard and 25 parking spaces. It is located in close proximity to several small parks and the 7 train.
The Frances, Forest Hills
100-12 Queens Boulevard
Developed by Benenson Capital Partners | Design by Fogarty Finger
21 stories | 389 units
97 affordable housing units
Completion estimated for 2030
100-12 Queens Boulevard
Developed by Benenson Capital Partners | Design by Fogarty Finger
21 stories | 389 units
97 affordable housing units
Completion estimated for 2030
Rendering of The Frances (Benenson Capital Partners)
The Department of City Planning is reviewing an application for a rezoning that would allow a 21-story mixed-use building to take shape on a site currently occupied by one-story retail buildings located directly across from the 67th Street M/R subway station. Named in honor of family-owned developer Benenson Capital Partners' matriarch, the building will incorporate all-electric systems, make 25% of newly created homes affordable in perpetuity, and provide 38 parking spaces.
The project also calls for community improvements such as refreshed storefronts, wider sidewalks, new street trees, and upgraded bike lanes. A public hearing is scheduled for Wednesday, June 17 at 6:30 p.m. at Schwartz Brothers-Jeffer Memorial Chapels, and the Community Board meeting will take place on Thursday, June 25 at Queens Borough Hall.
Tilyou Towers, Coney Island
Developed by Rybak Development | Design by IMC Architecture
28 stories | 505 units
122 affordable housing units
Completion estimated for 2030
Developed by Rybak Development | Design by IMC Architecture
28 stories | 505 units
122 affordable housing units
Completion estimated for 2030
Rendering of Tilyou Towers (IMC Architecture)
In the years since Coney Island's 2009 rezoning, more than 3,400 new housing units (over 75 percent of which are affordable) have taken shape in the rezoned area; and it shows no sign of slowing down. In October 2025, the city announced that a 28-story mixed-use tower would rise on Parcel A, a city-owned parcel on Surf Avenue between West 21st and 22nd Streets. Renderings depict two towers rising from an 11-story podium with a "beach sand" colored facade, and the project is aiming for Passive House certification with features like a rain screen facade, triple-glazed windows, green roofs, and flood resilience measures.
Residential amenities will span multiple floors to include indoor offerings on the fifth floor and an 11th-floor terrace with an infinity pool, a lounge, a gaming area, a children's playground, and a kitchen. The project will also include new retail space, a new parking garage, and a 3,000-square-foot landscaped public plaza with seating and curated artwork. Construction is expected to begin in 2027.
Rendering of Coney Island West (ONE Architecture & Urbanism)
Tilyou Towers (named in honor of Steeplechase Park founder George C. Tilyou) is part of the Coney Island West development plan released by the Adams administration in February 2025. It calls for 1,500 new housing units (a portion of which will be affordable), a renovation of the Abe Stark Sports Center, new ballpark-facing retail on Parachute Way near Maimonides Park (home of the Brooklyn Cyclones), a reconstruction of the landmarked Riegelmann Boardwalk, and other infrastructure and coastal resiliency upgrades. Two more city-owned parcels remain in the boundaries of Coney Island West, but plans for these are not yet available.
New Independence Plaza tower, Tribeca
Developed by Vornado Realty Trust and Stellar Management | Designer TBA
72 stories | 976 units
251 affordable housing units
Completion estimated for 2032
Developed by Vornado Realty Trust and Stellar Management | Designer TBA
72 stories | 976 units
251 affordable housing units
Completion estimated for 2032
New Independence Plaza tower (Vornado Realty Trust and Stellar Management)
Plans for a soaring new tower in Tribeca's Independence Plaza complex have been discussed for years, but it got one step closer to reality when developers Vornado Realty Trust and Stellar Management filed plans for an environmental review in May 2026. Their proposal seeks to expand the maximum allowable bulk for the site to accommodate a 1,090-foot-tall building with 976 housing units spread between the new tower and three significantly smaller buildings. The proposal seeks to take advantage of the Universal Affordability Preference, which permits a height increase in exchange for affordable housing units, though it had not yet been determined whether these would be located in the new tower, constructed elsewhere, or even if these would be the rehabilitation or preservation of existing affordable units.
Indepdence Plaza (Stellar Management)
Tribeca Citizen notes that the new tower does not have to go through the traditional ULURP because of the original zoning, but the environmental review is still required. If all goes according to plan, approvals are expected to be complete by mid-2027, demolition of the existing buildings on the site would take six months, and construction would begin in early 2028.
500 Columbus Avenue, Upper West Side
Developer unknown | Design by Z Architecture
Completion TBD
Developer unknown | Design by Z Architecture
Completion TBD
Rendering of 500 Columbus Avenue (Z Architecture)
Designer Z Architecture has released a design proposal for a mixed-use building at 500 Columbus Avenue, a site on the corner of West 84th Street. It depicts a modern expansion for the five-story Neo-Renaissance-style building currently on the site with glass-enclosed upper levels and landscaped terraces. The building is in a highly desirable location near Central Park, Riverside Park, the American Museum of Natural History, popular Upper West Side dining, and the 81st Street B/C trains. A Gristedes supermarket is currently located in the base of the building.
As permits have not been filed, and public records indicate that the building has not changed hands, it remains to be seen whether this will go forward or if it is simply a concept illustration. As the site is in the Upper West Side-Central Park West Historic District, such a project could not take shape without Landmarks' approval.
West 124th Street, Harlem
Developer unknown | Design by The Turrett Collaborative
Completion TBD
Developer unknown | Design by The Turrett Collaborative
Completion TBD
Rendering of new residential building (The Turrett Collaborative)
Block by Block acknowledges that the city's housing stock is ill-equipped to meet the needs of small households, and calls for policies to bring back safe shared housing options like rooming houses and single-room occupancy (SRO) buildings. A proposal released by The Turrett Collaborative, whose portfolio includes 32 Walker Street in Tribeca, offers a beautiful example of that in the form of a tasteful six-story building with oversized windows throughout and private balconies in several units. The individual apartments are described as flexible and efficient, and renderings depict shared spaces like a landscaped courtyard, a landscaped roof deck, and multiple indoor lounges. The proposal notes that the project is adjacent to a public park.
Would you like to tour any of these properties?
Just complete the info below.
Or call us at (212) 755-5544
Would you like to tour any of these properties?
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