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📍 2 A W Water St, Sag Harbor, New York, USA

8-Bedroom Home for Sale in Sag Harbor, NY – 2 W Water St

$34,995,000

Overview
  • Bedrooms: 8
  • Bathrooms: 10
  • Parking: 4
  • Size: 1576.94 m²
  • Price: $34,995,000
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Description

The Property

2 West Water Street: The Zenith of Maritime Modernism

In the historic heart of Sag Harbor – a village defined by its whaling heritage and contemporary cultural gravity – Residence A emerges as a singular architectural achievement. Occupying an impressive waterfront of over 250 feet, this property is not merely a residence; it is a four-level masterpiece of light, glass, and stone, curated for the global citizen who demands total discretion alongside unparalleled nautical access. This unrivaled pedigree is a collaborative triumph between the visionary J.

Bialsky of Bialsky Premiere Design & Development and the renowned Hollander Design Landscape Architects. The property represents a continuous dialogue between the built environment and Peconic Bay. Every line is intentional, every view is framed, and every material is selected for its ability to withstand coastal elements while maintaining a refined aesthetic. Spanning an impressive 16,974 square feet of total living space, the residence is designed as a vertical sanctuary, where large-scale entertainment meets a tranquil and private retreat.

The interior volume boasts 12,551 square feet of meticulously crafted interiors, featuring a palette of organic textures and state-of-the-art finishes. The floor plan accommodates 8 palatial suites and 10 custom bathrooms, ensuring ample space for guests and resident staff. An outdoor experience with cascading terraces and lounge decks provides a multi-sensory connection with the water.

With a rooftop sanctuary, a supreme achievement, featuring a private pool and spa suspended over the harbor, offering a 360-degree vantage point of Sag Harbor's golden coast sunsets. For the yachting enthusiast, the property offers a level of utility rarely found in private residential real estate.

Exclusive Marina Access:

The property includes a private deep-water marina with two slips for 60-foot boats. Located at the epicenter of the Hamptons maritime scene, providing immediate access to the open Atlantic or the sheltered inlets of the Shelter Island Sound. Beyond the views, the residence functions with the precision of a high-tech fortress.

From secure private parking – a rare luxury in the village – to integrated smart home systems that manage climate, lighting, and security from anywhere in the world, this residence is the ultimate turnkey asset for the high-net-worth portfolio.

2 West Water Street: The Zenith of Maritime Modernism

Honest Analysis

Positive Points

From a market perspective, this is an ultra-high-end asset, with an asking price of approximately 34,995,000 dollars. Considering the approximate internal square footage, this puts the value per square foot at around 2,060 dollars, a range clearly situated at the top of the Hamptons market, especially for waterfront products. This pricing has an admittedly aspirational character: the logic here is not to compete on price, but on exclusivity. The product positions itself alongside few comparables – other high-scale waterfront residences and signature projects – and stands out especially for being adjacent to the village center, with walking access to restaurants, galleries, shops, and local cultural life, without sacrificing the feeling of a seaside retreat.

Within the same complex at 2 West Water Street exists another unit, Residence B, with approximately 11,723 square feet of internal area, also with eight suites, a private marina for two boats, terraces, and high construction standards. Residence B has smaller square footage and, historically, has been offered for values significantly lower than the current asking price of Residence A, in the eighteen million dollar range, depending on the time and platform. This comparison reinforces the positioning of Residence A as the absolute top of the project: it concentrates the largest total area, the rooftop with a fully developed pool and spa, and, in some cases, the most privileged portion of the waterfront.

While Residence B offers a complete and very competitive luxury package for Hamptons standards, Residence A is clearly the “flagship” of the set: more area, more architectural impact, and the most complete program for aerial leisure and marina integration. This helps explain why its asking price is so distant, in absolute terms, from the neighboring unit. The message to the market is clear: this is the iconic unit for those who want the “best of the best” within an already extremely sought-after address.

Investment Perspective

From an investment standpoint, Residence A should be analyzed as a portfolio asset of the trophy asset type. Its main value lies in the combination of three factors that are difficult to replicate: hyper-prime location, extensive waterfront with a deep marina, and large-scale signature contemporary architecture. For an ultra-high-net-worth investor, accustomed to diversifying capital in iconic properties around the world, this type of asset functions as a tangible store of value in one of the most consolidated luxury second-home markets in the United States.

The investment thesis is supported by the extreme scarcity of comparable land in Sag Harbor and increasing regulatory restrictions for new large-scale constructions on the waterline. In other words, the probability of many direct competitors emerging for this property is limited. At the same time, demand for destinations like the Hamptons, from both domestic and international buyers, tends to remain solid, especially in the ultra-high-income segment, which continues to expand globally.

In a long-term scenario, it is reasonable to project that the property will have moderate annual appreciation, more aligned with preservation and a slight real increase in value than explosive gains. The high entry price and the global ticket of 35 million dollars imply a reduced universe of buyers for resale, which may translate into longer marketing periods and the need for some negotiation margin. Therefore, it is important to view the purchase with a minimum horizon of seven to ten years to dilute acquisition costs, taxes, maintenance, and any future improvements or retrofitting.

The Risks

The main risks are linked to liquidity and asset concentration. Because it requires a very large financial effort, the property is not suitable for investors who depend on high capital turnover or who intend to perform short-term arbitrage. Furthermore, being a coastal asset, it is exposed to climate risks and potential changes in construction regulations, insurance, and shoreline use, factors that could pressure operational costs and security in the long term. The very distinct and contemporary aesthetic itself, although a very strong point today, may demand significant aesthetic updates 15 or 20 years from now to remain aligned with the tastes of the top-tier public.

On the other hand, for the right buyer, these risks are offset by the enormous value of use and status. The property allows for combining prolonged leisure seasons with frequent sailing, hosting guests in a private resort structure, holding high-standard events, and still enjoying the urban lifestyle of Sag Harbor – something that many more isolated Hamptons properties do not offer. The walking proximity to Main Street, added to the private marina at the doorstep, creates a very rare experience: the possibility of going out for dinner by walking through the historic village and, the next day, embarking directly on the yacht toward the region's inlets or the open Atlantic.

Conclusion

In summary, 2 West Water Street – Residence A is more than a residence; it is a brand asset, designed to occupy the top of the pyramid in one of the most desired luxury markets in the world. It makes sense for those seeking an exclusive heritage, who are willing to assume high operating costs and do not depend on the property to generate significant financial yield. For this profile, the house offers the closest thing to a “private yacht club” integrated into a historic village, with international showcase architecture and the peace of mind of knowing that there are very few comparable properties anywhere in the world.

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