The listing facts are current enough for an initial property review.
for saleRealtyLens property overview
$975,000
40 Oceana Dr W Ph 2E
Brooklyn, NY, 11235
View more Brooklyn, NY property pages3Beds
2Baths
1,275Sqft
$765$/sqft
Market Insights
Above nearby median+26%
$765/sqft vs a nearby median of $606/sqft.
Nearby median$606/sqft
Nearby properties8
Property size1,275 sqft
- +26% versus the nearby median price per square foot.
- Price history is limited, so current comps matter more than trend alone.
- 1,275 sqft creates a usable price-per-square-foot read.
Pricing Read
Yardstick fair value$788k$721k – $855k · 55% confidence
vs ask $975k+$187k (+19.2%)
Asking price is about 19.2% above where comps + adjustments land — there is room to negotiate.
$615/sqft median across 7 tight comps × 1,275 sqft= $784k
- Transit access+$31k +4.0%
- Open Class C HPD violations−$24k −3.0%
- Modern construction+$12k +1.5%
- Days-on-market gravity−$12k −1.5%
- Moderate flood-area edge−$4k −0.5%
Cumulative NYC adjustments+$4k+0.5%
Property Read
The property is priced above the nearby median per square foot, so condition, building quality, and exact location need to justify the higher ask.
Price history is still limited; review again as more market activity becomes available.
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Listing Details
- Days on market
- 110 days
- Last price change
- No change recorded
- Listed
- Jan 22, 2026
- Photos
- 38 photos
- Property type
- condos
- Status
- for sale
Photos
Building Facts
- Year built
- 2001
- Stories
- 12
- Total units
- 98
- Residential units
- 75
- Building area
- 2.12 ac
- Lot size
- 22,805 sqft
- Land use
- Multi-family elevator buildings
- Building class
- R4
From NYC public records where available.
Price History
May 4, 2026Initial record
$975,000for sale
Public Records
DOB violations10 open
30 total recorded against the building
HPD violations32 open
2 class C (immediately hazardous)
ACRIS documents0
Tax-lot deed, mortgage, and transfer records on file
311 calls (12 mo)35,678
Top: illegal parking
Top complaint types in ZIP 11235
- Illegal Parking10,744
- Blocked Driveway3,107
- HEAT/HOT WATER2,354
- Noise - Residential2,049
- Dirty Condition870
Recent DOB
- Oct 16, 2020V-DOB VIOLATION - ACTIVE · E-ELEVATOR ELEVATORREQUIRED
- Oct 16, 2020V-DOB VIOLATION - ACTIVE · E-ELEVATOR ELEVATORREQUIRED
- Nov 8, 2019V-DOB VIOLATION - ACTIVE · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED
- Nov 8, 2019V-DOB VIOLATION - ACTIVE · LBLVIO-LOW PRESSURE BOILER BOILER REQUIRED
Recent HPD
- Mar 30, 2023Class A · (A) § HMC:FILE ANNUAL BEDBUG REPORT IN ACCORDANCE WITH HPD RULE AS DESCRIBED ON THE BACK OF THIS NOTICE OF VIOLATION OR AS DESCRIBED ON HPD S WEBSITE, WWW.NYC.GOV\HPD, SEARCH BE...
- Sep 30, 2019Class C · § 27-2005, 2007 ADM CODE ARRANGE AND MAKE SELF-CLOSING THE DOORS , IN THE ENTRANCE LOCATED AT APT 1G, 1st STORY, 2nd APARTMENT FROM EAST AT SOUTH
- Sep 30, 2019Class B · § 27-2045 ADM CODE REPAIR OR REPLACE THE SMOKE DETECTOR MISSING IN THE ENTIRE APARTMENT LOCATED AT APT 1G, 1st STORY, 2nd APARTMENT FROM EAST AT SOUTH
- Sep 30, 2019Class B · § 27-2046.1 HMC: REPAIR OR REPLACE THE CARBON MONOXIDE DETECTING DEVICE(S). MISSING IN THE ENTIRE APARTMENT LOCATED AT APT 1G, 1st STORY, 2nd APARTMENT FROM EAST AT SOUTH
Sourced from NYC Open Data (DOB, HPD, ACRIS). Updated as the city republishes — check the original source for live status.