Hunter's View

location location location...would never consider it just because its at the busiest intersection in the area.

i actually don't mind its location (though i know some others might)...the intersection has been redone to accomodate a clean walkway over jackson avenue...besides, as far "location location location" goes, its 2 block proximity to both vernon-jackson ave station and hunter's point station is something i actually like...

any other thoughts?

honestly i havent been inside any of the units, but did go to one hunters point building. if the interiors are the same, then the finishes are def not the best, i wouldn't call it "solid"

i think the location by the pulaski is going to generate a lot more noise and pollution vis a vis other areas in HP. Are you willing to deal with the sounds of the bus and trucks swooshing by at night when you want to sleep? also, have you checked out the ptac units? how noisy is it?

As far as your positives, i think you have to view it against other buildings in the area. I think you'll find that HV doesn't have much that makes it superior....though its probably all reflected in the price and depends on what you willing to live with.

I feel L Haus has better finishes. But location is for both are terrible. Pulaski + Midtown tunnel = noisy. I think you can find comparable condos closer to the water that are offering similar items you mentioned. No need to jump on it unless its a really good deal or you are desperate to find some place to live asap. Good luck!

what is the status of their sales-- it seems only 21/70 units sold- is this true?

more than 60% closed. over 70% if you include in contract.

there is no noise issue. The windows do the trick.

sound attenuating window installed for units facing the pulaski.

HV and OHP were always intended as the 'budget' buildings in Hunter's Point. Of course, that's not what the sales team is going to say in as many words, but there is a reason why those units are cheaper than most if not all of the other buildings in the area. The finishes are cheaper and the locations less desirable. Even in 2007, those units were on average $100/ft cheaper than the other buildings. The sales team has always stressed the 'value' factor in a subtle way. That doesn't mean you shouldn't buy there. I would imagine the price you pay there would not get you a penthouse somewhere else. If you read the previous thread, then you saw the list of criticisms leveled against the building. As long as you've done your due diligence and you like the unit, then good luck.

Well, the penthouse unit I'm looking at is northwest facing (completely opposite of the Pulaski and the Midtown tunnel) - its height and direction make noise a non-issue (i visited this unit during peak rush hour and during offhours as well). Besides, coming from a suburban boondock like area (Roslyn Heights in Nassau county for those who are familiar with it), noise is actually welcome for me believe it or not! The views from the roofeck are nice but of course the leeching developers are charging 55K for what they deem a "private cabana" (even though there is nothing private about it as you're sitting right next to the next cabana in a wide open space!). I appreciate the input on this though.

I 110% disagree on the interiors. The finishes are actually solid (I didn't say great...though solid) - my father is one of the higher up engineers for the department of design and construction for the city of new york and he actually is with me on this as well (thus the benefit of getting an inspection every time I view units lol). As I said, even if they were of poor quality, appliances, countertops etc can be replaced (granted you shouldn't pay to have to do this). I do agree though that LHaus has amazing finishes - among the best (along with the finishes at the View & the Foundry) to be honest though.

The price point is actually quite good - I'll let you guys know what I got it for if and when I close a deal but a good price for a penthouse is still a good price for a penthouse. I just had less issues with this building personally than I had with others (again it's obviously subjective):

The Powerhouse having 4 sided construction around it,; the foundry with limited views (unless you have a cabana and even then many of those were partial views); the View having its ridiculous price per square foot, the Lhaus having no real great views (other than those of the Pulaski); the Vere, Arris Lofts, Purves all near commercial Court Square and with limited Manhattan views; Solarium with its tiny units (though admittedly they were decent). 10-50 Jackson actually was quite to be honest but they just sold a 10th floor unit that had the most incredible panaromic views (direct west facing with a terrace that let you see 180 degrees west/south/north). It will be interesting to see how 10-17 Jackson and the Murano turn out.

MWade I did actually catch that other thread (I noticed you were the person who was slighted by what happened with HV if I'm not mistaken).

I think generally speaking most people would want to be on the waterfront so I'd have to agree when you say the location is less desirable but for me, I'd rather be closer to the train station because those extra 4-5 blocks you walk to get there in the winter will be a real pain in the ass. I'd rather take the extra 4-5 block walk to Gantry during a beautiful spring/summer day but that's just my thinking...

I actually paid very close attention to leveling issues when I went to visit the first time and as I said, the flooring was ok (a leveling issue in the flooring would be a dealbreaker for me) - the ceiling in a couple of units (not in one of the 2 units I am currently looking at) definitely were a little skewed but my father felt it was more cosmetic and not structural since the flooring in the units seemed ok.

I also agree that HV/OHP are "budget condos" (though I wouldn't call them third tier condos like someone in another thread stated) compared to some of the more snazzy places like View, Powerhouse (which reportedly isn't on stable ground financially anyway), etc but if you're like me and believe in the investment potential in LIC, a condo bought there will ultimately be a good investment no matter what "tier" the building falls into.

azalin7, sounds like you have made up your mind. It's true you can always change the finishes after the fact, as long as that makes financial sense for you. That was my argument when I was in contract there, actually. Might I suggest starting with the bathrooms? :) A positive for the penthouse unit you are looking at is that you will always have some kind of view no matter what gets built on the waterfront. HV is back far enough and on a higher lot, so the sight lines will always work out. Again, if you've made up your mind, then good luck to you. As you say, it would be interesting to see how 10-17 Jackson will turn out. Sales office there is opening any day. The pictures I have seem of the inside do look very good. Murano seems to be taking forever, so if you're really looking to pull the trigger soon I wouldn't wait around for that.

HV is fine. The only issue is the location.

My question is, were you not in the market for a unit last year? For comparable prices, you could have picked up a 2 bedroom in 5sl or Powerhouse.

CarolSt, no I wasn't in the market for a unit last year. I was renting from Jan 09 through what will be June 10. I am actually glad I didn't buy into the Powerhouse - I am not a fan of that building (see above posts for my reasoning). 5SL might have been an intriguing buy indeed but I prefer having a view from my unit and not having to go up to a roofdeck :(

I think you should invest ALL your money in Long Island City. Borrow to the hilt. Then look at how the Citigroup Building really spruced things up, and how with that new Gristedes you'll be living high on the hog!

I think anyplace bordered by 1) A vast train yard filled with idling trains; and 2) the Queensbridge Houses; and 3) the Newtown Creek; and 4) a marvelous view of where you REALLY want to live - Manhattan - is a very excellent investment.

Wow someone really has it in for LIC eh?

azalin7-Did you end up buying here? I am looking at a unit as well and am curious to talk to people who actually live there! Any insight would be greatly appreciated. Thanks!

Yes I am going to close any day now but I have visited there plenty of times, mingled with the doormen and tenants and have seen my unit dozens of times over again lol...What exactly do you want to know about it?

I guess just to see if everyone's gripes are true! hahaha. We really like the bldg and the unit. I dont love the busy intersection location, but like you said before it is NY. Its not like we are lookinig for a place in the suburbs! hahaha. Were they pretty easy to negotiate with? I feel at this point they probably just want to sell the remaining units!

They weren't incredibly difficult to negotiate with but they weren't easy either. I ended up paying just a bit more than I wanted but it's a penthouse unit with a great view and as the old saying goes "if you really like the unit don't lose it for a few thousand here or there". Thus I ended up stretching my budget just a bit but all in all satisfied with the final deal.

From the residents I have spoken to, noise is a non-factor once you get past the first couple of floors and if you aren't facing the Pulaski. I even stood in a unit on the 6th floor facing Jackson Ave. while I was still condo hunting and really had minimal to no noise - and the street was fairly busy at the time. All these newer buildings have double/triple pane window treatments so noise isn't really a factor though there is some charm to "peaceful noise" ;)

We actually just wrapped up the negotiating! Yay! hahaha.

We will be on a higher floor, but unfortunately, facing the Pulaski. I am not too concerned about street noise though. I dont think it will effect us as much since we are high up. I just hope the walls are thick enough so we dont hear our neighbors!

Good luck with your move and you have the time update us on how it is living there! I would love the inside scoop! hahahaha

I'm actually going to move next week. Feel free to email me at asmodeus7@yahoo.com and put Hunter's View in the subject in case it goes to spam so I can recognize it. I can help you out with some advice/details if you need/want it and eventually I guess we'll be neighbors (well sort of!)...