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Mirabelle Condominiums
Description - Luxury Condominiums on the Hudson River. Manhattan Views.
Website - www.mirabellecondos.com
Address - 8200 River Rd, North Bergen, New Jersey ( NJ ) 07047 Map It
Telephone - (201) 758-0060
Reviews
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Review - Just looked at two open houses over the weekend. 2D and 5D. I must say, while nice, very cookie cutter. Only one elevator for all 23 units and it moves at a snails pace. Doorman is 16 hours a day, and parking is secure in the back. Both units provide direct views of the water however, there will be new buildings on both sides. The direct view will not be impaired since a park will be going across the street. Quite noisy from the deck.
(2005-10-18 )
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Review - Hudson Club at Port Imperial is just the new name for Riverside West - they are converting the apartments to condos. They try to disguise it with the Occupancy Fall 2005 banner making you believe there is new construction available but it's just cookie cutter rentals.
(2005-10-06 )
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Review - You are all very foolish if you believe prices will keep going up like this. But go ahead, believe that and keep paying these prices - it's certainly artificially inflating the value of my condo! Those of you moving from Manhattan clearly must have your blinders on - there are better, MUCH cheaper alternatives out there. You just have to look.
(2005-10-02 )
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Review - I am thinking of buying on the Gold Coast, also, after looking in Manhattan. Manhattan, the prices are very high, and the value is just not there. Meanwhile, the amenities in the NJ Gold Coast properties are very good.
So far, I think the best place is the Watermark. Although, the Mirabelle is a beautiful looking building with good interiors.
Product or Service - 40/50 Customer Service - 45/50
(2005-10-02 )
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Review - Always keep in mind, as Manhattan prices increase, more and more people will be interested in moving where the market is about 30% less. I believe prices will rise as long as there is new construction available. Once this scarce land is used up, prices will flatten.
(2005-10-01 )
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Review - Not necessarily.
This Sunday's Times Real Estate section discussed how NYC was losing population for many years in the 1980's. Shaun Donovan, the commissioner of the Dept of Housing Preservation and Development said There was a dramatic decline in population in the 1970's and that's a fundamentally different story than what we're seeing today. In contrast, the city population grew by an estimated 900,000 people since 1990, he said. City officials predict another 200,000 newcomers by then end of the decade. He ended that the primary thing that's driving the strength of our market, and the negative effects in terms of affordability that comes with that, is our housing shortage. Granted this article is about NYC. However, there has obviously been a large spillover effect to the Gold Coast. I bought a 2 bed/2 bath in The Watermark and met at least three couples (plus myself) moving from Manhattan to this side of the river. With views like these, it�s no surprise.
(2005-10-01 )
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Review - I just saw a sign at Port Imperial for Hudson Club luxury condos coming soon. Does anyone know more about this? There is so much stuff available, all waterfront. Not sure what will happen to prices but it's way too much all at once. Be careful out there.
(2005-09-30 )
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Review - There's another building going up right behind Meisei Motors off of River Road. There's an Architectura banner up there already on a fence. Anyone have any details on this? In 2-3 years buyers will have so many choices - prices are sure to stay close to where they are now.
(2005-09-29 )
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Review - Has anybody tried making an offer on the 3 remaining duplexes? They have raised the prices by $200K on each unit since June.
Product or Service - 40/50 Customer Service - 40/50
(2005-09-29 )
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Review - Right now I don't know too much more. It is going to have over 300 condo units total. The plans have been approved by the North Bergen Planning Board - thus the start of construction is imminent and usually follows soon after the land clearing. I agree supply is going to be an issue soon.
Its going to be an interesting time soon.
Product or Service - 50/50 Customer Service - 50/50
(2005-09-27 )
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Review - Could you tell us a bit more about these new condo buildings going up? Do you know anything more about the developer, timeframe, etc? I think this is too much supply coming on the market all at once.
(2005-09-26 )
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Review - I agree with the last review that the prices are not that absurd relative to the Watermark larger units. However - once again the taxes on those Mirabelle duplexes are $30,000 a year or $2,500 a month and the condo charges on those units are $1,000 a month (and likely to go much higher based on the budget I saw in the Offering Memorandum). So your monthly carrying cash costs are $3,500 a month assuming you pay for the purchase with 100% cash.
The finishes are extremely nice. The bathrooms and kitchen are a tad too modern for me. All of the finishes are top notch - real wood Brazilian floors over base plywood throughout the entire apartment - and this is not engineered wood like the Watermark will have. The ceilings have recessed lighting throughout the entire apartment and still have 9 foot ceilings. When I toued the roject while it was still under construction - the showed me the quality of the wall insulation between units. There were at least 4 layers of sound absorbing sheetrock.
The Mirabelle is top notch - just too isolated for me.
The new project where the land is being cleared is going to be 7 five-floor condo buildings. The property runs to the line of Edgewater Township. One guy owns the entire strip of land starting at the Watermark and ending by the Unilever property in Edgewater.
Product or Service - 45/50 Customer Service - 45/50
(2005-09-24 )
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Review - The prices of the remaining units are $1.39-$1.6 mm for the 3 2281 sf duplex 3 BRs. Not really that expensive compared to across the street. What kind of finishes will this building have? Does anyone know what they are building across the street and a little to the north? It looks like they cleared all of the trees that used to be there and it's definitely a big enough site for a new project.
(2005-09-23 )
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Review - Location is not the biggest problem at the Mirabelle - property taxes and condo charges are worse.
Product or Service - 35/50 Customer Service - 50/50
(2005-09-18 )
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Review - High price, lack of 24-hr gate security, sitting next to a public storage facility...right along the busy section of River Road, right across the construction site of the Watermark development (think about the next 12 months - all the noise and dust)...not within walking distance to shops in Edgewater Commons or the Cityplace shops...not within walking distance to Port Imperial ferry...and they are asking for how much per sq ft? If people want to pay this kind of prices, at least go for one with some extras like the Watermark or One Hudson Park. Obviously, the best value are with all the better built older condos in Edgewater like Independence Harbor, Grand Cove, maybe Promenade.
Product or Service - 30/50 Customer Service - 30/50
(2005-09-15 )
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Review - Could someone tell me the latest prices on the 3 remaining units? The taxes are the real problem. 2% with no relief. I looked closely at the Offering Memorandum - the developers cost basis in this project is only around $9 million ($8 million of which was financed though a construction loan). They have already sold enough to realize at least $15 million of net proceeds so the 3 units they own now are just gravy for them - which is why them maybe stubborn on pricing. Their roughly $1 million equity investment has already turned into at least $6 million plus the remaining apartments for free. Not a bad return for 2 years work. All fo this info was gleaned from the Offering Memo.
Product or Service - 40/50 Customer Service - 50/50
(2005-09-15 )
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Review - They raised prices on this one too much. The building is almost complete and they are still left with unsellable, expensive units. I see their ads in the paper all of the time. What do people think of the prices?
(2005-09-14 )
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Review - Do you work for the developer? Surely you jest. The location is sub-par to put it mildly. Why would anyone want to live against a cliff and next to a storage facility? It's so claustrophobic. And the views WILL be blocked in many of the units by the Watermark. There's a reason condos on the good side of River Road are more expensive...
(2005-09-04 )
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Review - Beautiful building. Excellent and high quality finishes. Great floor plans - especially the PH duplexes. Awesome terraces and patios. Quite possibly the nicest new construction condos.
Drawbacks - 2% tax rate, high condo charges with no nightime doorman, likelihood of even higher condo charges down the road - only able to spread over 23 apartments. I did some back of the envelope math - if they hire a nightime doorman - would make condo charges on the average 2 bedroom $1,000 a month - on top of $1,200 a month taxes. That is a big nut - which could hurt the resale value.
Also - this is not a gated community. One of the reasons I decided against buying was the lack of security/feeling of isolation. The 7 Eleven won't help next door. The storage facility is also a deal breaker - they keep the lights on all night. It says a lot when a residential condo gets built next to a self-storage facility and 7 Eleven - this was never a desirable piece of land.
Product or Service - 40/50 Customer Service - 50/50
(2005-09-04 )
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Review - Although proximity to River Rd. may be an issue to some buyers Mirabelle has had no problem selling. With 3 homes remaining the building offers views from ALL units. Its smaller scale, 23 homes, also creates a more intimate boutique feel to the building. Mirabelle is also rumored to be favored by celebs looking for gated security, concierge service while avoiding the overexposure and excesses of larger 'yet to be built' communities. This building is nearly complete with move-ins in Sept.By comparison to the crazy #'s other builders are asking along with huge lead times and major investor play the relative value is clear. Early buyers seem thrilled. The views are and will remain spectacular in every home. The building is up so buyers can see for themselves. Why guess at a floorplan and spend 100's of thousands more somewhere else?
Product or Service - 45/50 Customer Service - 50/50
(2005-09-03 )
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Review - Agree with the review below. This location is awful. The finishes inside don't matter when your apartment is literally right on River Road and next to a cliff and a storage facility. Watermark will block its views. I feel sorry for the people who bought!
(2005-08-22 )
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Review - Location, location, location. For those who are interested in this locale, sheck out the location. The unit is built right alone the very busy section of River Road - the major traffic route in and out of Edgewater. Next to the unit is the a public storage kind of self-storage facility. Since the units are not quite done with the inside yet, there is no way to have a feel of the quality of fixtures yet. But if one follows the rule #1 of real estate, location, location and location, every potential buyer should pay a visit to this place during the Sat. afternoon, Weekdays' rush hour. For those who want a more peaceful and quiet setting in the NJ goldcoast area in Edgewater, go for one with a 24-hr gated security, this is especially important if you have a nice looking new and expensive vehicle.
Product or Service - 35/50
(2005-07-30 )
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