Downtown Brooklyn's House 55: 89 Income-Restricted Apartments at 55 Willoughby Street, From $3,543 a Month

What Was Built at 55 Willoughby Street

55 Willoughby Street is a 43-story, 443-foot rental building with 295 apartments on its city permit. Of those, 89 are income-restricted. Lonicera Partners and Rabina developed it with The Davis Companies. Its first certificate of occupancy is dated March 3, 2026, and the first move-ins were announced in May 2026.

• Permit: Department of Buildings job B00645411, for 269,666 square feet of floor area.
• Who built it: The Davis Companies' release of May 14, 2026 names "Developers Lonicera Partners and Rabina, alongside partner The Davis Companies". City lot records list the owner as Willoughby Owner LLC.
• Architects and builder: the permit applicant is Eugene Colberg of Colberg Architecture, and the permits name Noble Construction Group LLC. Architecture Outfit says it designed "the building massing, facades, and interior lobby and amenity spaces". The lottery website's credits page lists "GF55 Architects".
• Program: the listing says the building "is anticipated to receive a Tax Exemption through the 421a Tax Incentive Program" of HPD.
• Cantilever: Architecture Outfit writes that the tower gains floor area "By cantilevering over its eastern neighbor". City property records index development-rights documents with the owner of 57 Willoughby Street.
• Before construction: a three-story building stood on the lot until a demolition signed off on May 23, 2023. Commercial Observer wrote that the address was "once home to the International Charter School of New York".

Watch outone building, several counts. The permit says 43 stories and 295 apartments. The city's lot database lists 42 floors and 293 residential units at 47 Willoughby Street. Architecture Outfit, which calls the project 55 Willoughby, writes "a 42-story residential building". New York YIMBY's lottery report said "a 38-story residential building", and 6sqft wrote "290 residences".

• Certificates since: city data lists four renewals through September 10, 2026.

Where 55 Willoughby Street Is

The building stands mid-block on Willoughby Street in Downtown Brooklyn, in ZIP code 11201. It is in Brooklyn Community District 2 and City Council District 33. The Jay St-MetroTech station is about 140 feet away. By VoucherMatch's count, 11 subway lines stop within about 0.3 miles.

Watch outthe lottery website's "What's Nearby?" list gives "Jay St - Metrotech (A, C, F, R) - 5 min walk (0.3 miles)". The MTA's coordinates put that station nearest, and the leasing site calls it "approximately a one-minute walk from the building".

• The block: New York YIMBY described "an interior lot between Jay and Lawrence Streets" in June 2023.
• Apartments in the area: see voucher apartments in Downtown Brooklyn and apartments along the A train and the R train.

295 Apartments on the Permit, 89 in the Lottery

The lottery covered 89 of the building's 295 apartments, or 30.2% by VoucherMatch's arithmetic. REBusinessOnline counted the other 206 as market-rate.

Key pointHPD's data and the lottery line up. HPD's project 77636, "55 WILLOUGHBY", counts 89 middle income apartments, which it defines as rents affordable at 121 to 165% of AMI: 3 studios, 82 one-bedrooms and 4 two-bedrooms.

Why every lottery apartment is at 130% AMI

The listing names the 421-a tax exemption. HPD lists three options for rental buildings under that program, and one puts every affordable apartment at 130% of AMI. Under that option at least 30% of the apartments must be affordable. No document opened names the option the owner chose.

• No other subsidy under Option C: HPD's page adds "The project cannot receive any government subsidies".
• Same doors: HPD says affordable apartments "must share the same common entrances and common areas as the market rate units".
• Sizes: the lottery website gives averages of 467 square feet for a studio, 605 for a one-bedroom and 853 for a two-bedroom.

Rents and Income Ranges in the Housing Connect Listing for 55 Willoughby Street

The 89 lottery apartments had four rents, from $3,543 to $4,518 a month. The lowest income the listing accepts is $126,412 a year.

Key pointtenants pay for electricity, cooking and heat. The listing says "Tenant responsible for electricity including stove and heat. Rent includes hot water."

Watch outearlier income figures are in print. New York YIMBY's report of January 9, 2026 gave maximums of $168,480, $189,540 and $227,500. The lottery website labels its maximums "2025 Limits", though they equal HPD's 2026 figures.

• Incentives in the listing: "One month free on a 1-year lease, two months free on a 2-year lease, 50% off amenities in the first year, and a $1000 security deposit."

Which Rents a CityFHEPS or Section 8 Voucher Reaches

None of the four rents is within the 2026 CityFHEPS maximum for the same apartment size. They are $866 to $1,521 a month over it. With the electric and heat allowances subtracted, the gap grows to $1,054 to $1,770. The Housing Connect FAQ says rent should be within the voucher's limits.

The listing names HPD as its agency, so the Housing Connect FAQ applies. It says: "Minimum income requirements do not apply if you have a voucher or a rental subsidy. However, rent should be within maximum limits allowed by your voucher or rental assistance program."

Watch outthe maximums assume the rent covers all utilities. DSS-8r's 2026 allowance for "Electric with Cooking Range" is $111 for a studio, $126 for a one-bedroom and $167 for a two-bedroom. For "Electric Heat Only" it is $52, $62 and $82. With both subtracted, the rents are $1,054 to $1,770 over, by VoucherMatch's arithmetic.

• Section 8: NYCHA and HPD set their own payment standards. The lottery website says "Please refer to your case manager to determine your eligibility for House 55."
• Your maximum follows your household. DSS-8r sets it by family size: the studio amount for one person, the one-bedroom amount for one or two, the two-bedroom amount for three or four.
• Guides: CityFHEPS vs Section 8, Section 8 payment standards in NYC for 2026 and Section 8 utility allowances in NYC.

How the Rents Compare With Typical Rents in ZIP Code 11201

Three of the four rents are below what HUD estimates an ordinary apartment costs in ZIP code 11201. They are $316 to $500 a month under it. The two-bedroom rent is $58 above HUD's figure. HUD's figure includes all utilities, and tenants here pay for electricity, cooking and heat.

• Apartments in this ZIP code: see voucher apartments in ZIP 11201.

Against market-rate apartments in the same building

The leasing site listed 25 market-rate apartments on October 9, 2026. The lowest asking rent for each size was $452 to $2,137 above the lottery rent.

• The lottery website's own comparison: its charts put the "Average gross rent of a market unit." at $5,000 for a one-bedroom and $6,803 for a two-bedroom.

How House 55 Was Financed

City property records index no mortgage to a city or state housing agency on the lot. The recorded loans are bank mortgages to Santander Bank. Commercial Observer reported "a $128 million loan" in June 2023, and three of the recorded documents add up to that amount. The total development cost is not published.

• Lenders and equity: Commercial Observer named Santander Bank and City National Bank as lenders. It wrote that The Davis Companies "provided the JV equity". ACRIS names only Santander Bank.
• The tax exemption: HPD's page describes "A 35-year post-construction tax exemption" for such rental projects. PLUTO showed no exempt value on the lot on October 9, 2026.
• How long the rents stay regulated: HPD says such projects "would have to comply with the affordability requirements and other requirements for 35 years".

Preferences, Building Features and Extra Costs

The Housing Connect record for lottery 7397 lists no set-asides and no preferences. The building's amenities carry a fee that no page opened puts a price on.

Watch outthe listing calls the building "Pet-friendly". Its own text says "No caged birds or cats shall be permitted, kept or harbored in the apartment without the written consent of the owner."

Watch outthe lottery website's front page says "$1,000 deposit for all unit types" and, lower down, "No move-in deposit". The listing says $1,000.

• Pictures: all ten images on the Housing Connect listing are renderings.

What Happens After the Lottery and Where Openings Are Posted

Applications for the 89 apartments were due March 9, 2026. HPD's guide says applicants may hear back "within two to twelve months after the deadline". The lottery website's FAQ says up to three apartments are offered when a log number is reached. HPD then approves the household before the lease.

Check before you payapplying through NYC Housing Connect is free. Its FAQ says "There is no fee to apply for housing using Housing Connect"; a marketing agent may charge a credit or background check fee of no more than $20 per household. No payment app, wire or gift card buys a place in a lottery, and no one should charge you to see or hold an apartment. Apply only at housingconnect.nyc.gov or by mail to the address in the official listing.

What Is Published and What Is Not

As of October 9, 2026, the rents, income ranges and utility terms are on record. Four things a tenant would ask are not: how many of the 89 apartments are leased, whether the building keeps a waiting list, the amenity fee, and which 421-a option the owner chose.

If You Need an Apartment at a Lower Rent

No application for an income-restricted apartment at 55 Willoughby Street was open on October 17, 2026. A household that needs a lower rent has to look at other buildings.

• Voucher in hand: browse Section 8 apartments in Brooklyn and CityFHEPS apartments in Brooklyn, or narrow to CityFHEPS apartments in Downtown Brooklyn.
• No voucher yet: read how to get a housing voucher in NYC.
• No voucher and a low income: low-income apartments lists income-based buildings where the application goes to the building, including properties in New York City.

Frequently Asked Questions

What is the rent at House 55 in Downtown Brooklyn?

Lottery rents ran from $3,543 to $4,518 a month, all at 130% of area median income. Studios were $3,543. One-bedrooms were $3,600 or $3,784, and two-bedrooms $4,518. Tenants pay for electricity, including the stove and heat. The rent includes hot water.

How much do you have to earn for 55 Willoughby Street?

At least $126,412 a year for a studio, $129,052 or $135,360 for a one-bedroom and $162,446 for a two-bedroom. The highest income allowed is $238,160, for five people. The asset limit is $220,480 in Housing Connect's table. A household with a rental subsidy that covers the rent does not have to meet the minimum.

Can I use CityFHEPS or Section 8 at House 55?

Not with CityFHEPS at these rents. All four rents are over the 2026 CityFHEPS maximum for their size, by $866 to $1,521 a month. The Housing Connect FAQ says rent "should be within maximum limits allowed by your voucher or rental assistance program." NYCHA and HPD set their own Section 8 payment standards.

Was 55 Willoughby Street on NYC Housing Connect?

Yes. It was lottery 7397, named "House 55", for 89 apartments at 130% of area median income. Applications were due March 9, 2026. MGNY took the paper applications, and the lottery has its own website, house55lottery.com. On October 17, 2026 the lottery was not in Housing Connect's search of open lotteries.

Is House 55 the same building as 47 Willoughby Street?

Yes. The city's lot records and HPD's data use 47 Willoughby Street. The permit and the Housing Connect listing use 55 Willoughby Street. City property records for the building are filed under Brooklyn block 147, lot 44. Architecture Outfit calls the project 55 Willoughby.

Are the House 55 lottery apartments rent stabilized?

The lottery's website says they are: "Leases signed through the House 55 housing lottery are stabilized." The listing itself does not use the word. It says the building "is anticipated to receive a Tax Exemption through the 421a Tax Incentive Program". HPD says such projects must meet the affordability rules for 35 years.

Are the rents at 55 Willoughby Street below market?

Three of the four are below HUD's estimate. They are $316 to $500 a month under HUD's fiscal year 2027 fair market rent for ZIP code 11201. The $4,518 two-bedroom is $58 above HUD's $4,460. Market-rate asking rents in the building were $452 to $2,137 higher than the lottery rents on October 9, 2026.

Why are all the House 55 lottery apartments at 130% AMI?

The listing names the 421-a tax exemption. HPD lists an option under 421-a in which "At least 30% of the units must be affordable at up to 130% of AMI". House 55's 89 of 295 apartments fit those terms. No document opened names the option the owner chose, and that option bars other government subsidies.