Beachfront living in well-maintained, post-war co-op
Proximity to the Coney Island Boardwalk and Brighton Beach is the main lure for living at 1311 Brightwater Ave. “Anyone who wants to live by the water can wake up in the morning, walk right outside and go for a swim,” says Jerry Tenenbaum, a broker and owner of Top Nest Properties, who has sold here since 2012. The beige-brick building with expansive white balconies is part of Seacoast Towers, a two-building co-op complex with 35 Seacoast Terrace, just behind, making up the other half. The name Seacoast Towers is sometimes used interchangeably for both buildings, but 1311 Brightwater is the smaller and older of the two, with 208 units dating to 1959. Apartments skew more upscale than its sister building, with prices to match. The 16-story postwar structure attracts a sizeable Russian community due to its proximity to the many Russian businesses along Brighton Beach Avenue and the Coney Island Boardwalk. “It’s the jewel building of Brighton Beach,” Tenenbaum says.
Spacious oceanfront apartments with balconies
The most desirable apartments have expansive, unobstructed ocean views from the living room and bedrooms, plus 95-square-foot oceanfront balconies for watching boats pass while seagulls squawk overhead. But even those without views or balconies have much to offer. “I’ve seen a lot of beautiful, renovated properties in there,” says Tenenbaum. “Owners put a lot of pride in their apartments; they’ve removed walls and opened them up.” A recent three-bedroom listing for $1.5 million exemplifies this. The opulent gut renovation combined two units and opted for white oak parquet floors, crystal chandeliers, French doors, crown molding and custom walk-in closets. The large kitchen includes a Sub-Zero refrigerator, integrated oven, granite counters, custom wood cabinets and a decorative wood range hood. At the same time, the en-suite primary bath resembles a mini hammam spa with floor-to-ceiling onyx, including the soaking tub surround, which itself is surrounded by gold columns.
Less grandiose apartments often feature custom wood radiator covers, refinished parquet floors, high-end appliances and gutted kitchens and baths. Unrenovated apartments represent a good deal and include the likes of original popcorn ceilings, through-wall air conditioners, linoleum in the kitchen, parquet floors that have seen better days, salmon pink bathroom tiles and sliding shower doors. One- and two-bedrooms are most common, as are owner-occupied units, although sublets are allowed after the first year. A smattering of studios start at 600 square feet, with a 2024 listing asking $355,000. Junior four one-bedrooms offer between 600 and 1,000 square feet and list around $649,000. Two-bedrooms start at 850 square feet and top out at 1,400 square feet, hovering around the $800,000 mark. As already described, three-plus bedrooms are rare, with a fully renovated option commanding a high price tag.
Shared amenities with neighboring condo include swimming pools and parking spots
Few lobbies offer a wall of stained-glass panels depicting ocean waves, a constant reminder that the beach is just outside the entrance. Beyond having the beach as one’s front yard, the well-maintained co-op includes a large, fully equipped fitness center in the basement, complete with a sauna. A renovated laundry room serves the building and full-time security attends the lobby. “There’s always someone at the front desk to get your packages and to greet you,” says Tenenbaum. A large bike room is convenient since bikes are allowed on the almost 3-mile-long boardwalk between 5 a.m. and 10 a.m. There’s also an indoor parking garage, a secure outdoor lot in front of the building and a parking lot shared with Oceana, a newer condo complex next door. Waitlisted spots are available to rent or buy, costing about $150,000 to buy at Oceana. Otherwise, finding street parking isn’t easy around here, especially in the summer. Oceana also shares its indoor and outdoor pools with Seacoast Towers, a rare residential perk in this neighborhood. Maintenance is on the low end for an amenity-rich building and includes everything except electricity.
Residential section near the boardwalk and Brighton Beach shopping and dining
This stretch of the beach and boardwalk, adjacent to Manhattan Beach, is a bit quieter than the Coney Island side as fewer tourists head here, but they’re still present come summer. Around the corner from the co-op on the boardwalk, “Brighton 15th is a favorite hangout for everyone who lives in those buildings,” Tenenbaum adds. Just beyond, the restaurant Tatiana and the more casual Tatiana Grill are longtime local hangouts. The former is a more formal Russian venue known for its nightlife, while the latter offers Russian fare in a casual outdoor setting that’s packed all summer.
The tail-end of Brighton Beach Avenue is a block in the other direction, a main artery lined with Russian businesses and traditionally called Little Odessa. The area is slowly changing with a growing number of businesses from different cultures moving in, including Uzbekistan and the country of Georgia. “There’s a lot of new development happening in Brighton Beach,” Tenenbaum says. For groceries, NetCost Market, which specializes in Russian goods, is a few blocks away along Brighton Beach Avenue.
Good access for trains, buses and cars
The elevated B and Q lines at Brighton Beach and Coney Island avenues, almost a half mile away, are the main train option, but this station is not accessible. Trains take about 50 minutes to reach Midtown. Buses also run along Brighton Beach and Coney Island avenues. Drivers are close to the Belt Parkway for accessing Manhattan, JFK International Airport and Staten Island, while Ocean Parkway cuts through Brooklyn to Prospect Park. Cars are the most common way for many to get around due to the limitations of public transportation.
Major flood risk
This building is in a Zone 1 Hurricane evacuation area, which means it has the highest risk of flooding. Although major hurricanes aren’t common, Superstorm Sandy caused extensive flood damage to buildings near the waterfront in 2012. Residential NYC buildings in high-risk flood zones are required to have flood coverage, typically handled by an individual building’s board, while residents have the option to acquire their own policy to cover personal property.
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Quantarium
Current List Price
Sold Price
Area Factors
Low Crime
Crime Score®
3/ 10
Bikeable
Bike Score®
54/ 100
Walker's Paradise
Walk Score®
93/ 100
Excellent Transit
Transit Score®
80/ 100
Sources: WhatIsMyCrimeRisk.com, Walk Score
Sources: WhatIsMyCrimeRisk.com, Walk Score
WhatIsMyCrimeRisk.com, Powered by CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks. Walk Score® measures the walkability of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Sound Score® measures the noise level of any address. Environmental risk data is provided by First Street Foundation® and is designed to approximate risk and not intended to include all possible scenarios.
Parks in this Area
Century Playground
3 min drive
Basketball
Picnic Area
Soccer
Grady Playground
3 min drive
Baseball/Softball
Basketball
Playground
Homecrest Playground
3 min drive
Trails
Playground
Waterpark
Asser Levy Park
4 min drive
Dog Park
Picnic Area
Playground
Bill Brown Memorial Playground
5 min drive
Basketball
Picnic Area
Soccer
Lew Fidler Park
5 min drive
Bike Trails
Picnic Area
Trails
Sheepshead Playground
5 min drive
Basketball
Trails
Playground
Luna Park Playground
6 min drive
Basketball
Playground
Galapo playground
6 min drive
Trails
Playground
Waterpark
Schools
Source:
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