What's Being Built in the Rockaways? Arverne East, the Old Peninsula Hospital Site & a New Dune on the Atlantic
Hush Street tracks what's changing on the Rockaway Peninsula: Arverne East's net-zero homes, Edgemere Commons on the former Peninsula Hospital site, the finished Rockaway Village, the Army Corps dune, bayside flood protection, the A-train rebuild and the Riis Bathhouse.
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Projects Tracked
1,700
Affordable Homes Finished at Rockaway Village
~1,650
Homes Planned at Arverne East
8
Under Construction
Oct. 2026
Updated
Watch →Bayside Flood Protection Still in Design1 Rezoning On Hold
By Hush Street Editorial
What’s Changing
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DOB inspectors found masonry rising on the third floor at Ocean Crest in Bayswater.Sep. 2026
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DOB permitted Edgemere Commons' 300-unit Building B2 after $214 million in financing closed.Jul. 2026
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Phipps marked the completion of the 1,700-home Rockaway Village.May 2026
The Rockaways have one of Queens’ largest affordable-housing pipelines, built on long-vacant land. Phipps finished the eight-building, 1,700-home Rockaway Village on the former Far Rockaway Shopping Center site in May 2026, the anchor of the 2017 Downtown Far Rockaway rezoning. In Edgemere, Tishman Speyer’s TS Communities is building out the former Peninsula Hospital site as Edgemere Commons, and next door the city and L+M broke ground in April 2026 on the first 320-unit building of Arverne East, planned as a roughly 1,650-home net-zero community.
Resiliency work runs alongside the housing. The Army Corps expects to finish its Atlantic-side dune in late 2026, while bayside flood protection for Hammels, Arverne and Edgemere is still in design, and the MTA has been rebuilding the A-train line across Jamaica Bay. Smaller mid-rise rentals are clustering along Cornaga Avenue, Far Rockaway Boulevard and the Beach 20s and 30s.
Where DOB records and press reports disagree on heights or unit counts, both are given. A permit is not treated as proof that construction has started.
Developer/ApplicantL+M Development Partners, Triangle Equities, The Bluestone Organization, Urbane Development and Mega Group Development, with NYC HPD; FXCollaborative
ProjectA 116-acre plan for about 1,650 homes over a decade, billed as the city’s first net-zero community, beside an already-completed nature preserve (Queens Daily Eagle). Its first building, Building D, is a 10-story building with 320 units, about 230 of them affordable including 90 for sale (DOB, Queens Daily Eagle).
StatusUnder Construction
Latest UpdateDOB issued the Building D permit on March 11, 2026, and officials broke ground on April 24. A DOB inspector cited the active site in August for work not matching approved plans.
A Net-Zero Neighborhood on the Beach
The Queens Daily Eagle reported $278 million in construction financing for Building D.
ProjectA 17-story building with 300 apartments: 255 for households earning 30 to 80 percent of area median income and 45 supportive homes for formerly homeless people (DOB, TS Communities). It is part of the build-out of the former Peninsula Hospital site, planned for more than 2,000 affordable homes.
StatusPermitted
Latest UpdateTS Communities announced $214 million in financing on June 25, 2026, and DOB issued the new-building permit on July 8. Completion is expected in late 2028.
The Hospital Site's Third Building
TS Communities’ first building on the site opened in 2025 and its second, at 337 Beach 52nd Street, is under construction, according to the company’s announcement.
ProjectAn 18-story, all-affordable building with 244 apartments for households earning 40 to 80 percent of area median income (DOB, YIMBY).
StatusUnder Construction
Latest UpdateDOB issued the permit in June 2025 as construction began. Tishman Speyer said in June 2026 that it expects the building to open in mid-2027.
Opening in 2027
6sqft reported the groundbreaking in 2025.
Sources: New York YIMBY (Apr. 2025); 6sqft (2025); NYC DOB NOW job Q00954283-I1 (June 2025)
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Beach Green Dunes III (331 Beach 35th Street)
Beach Green Dunes III (331 Beach 35th Street), via Google Street View. —
Imagery: Google Street View
Developer/ApplicantL+M Development Partners, Triangle Equities and The Bluestone Organization, with HPD
ProjectAn eight-story, intergenerational affordable building with 146 apartments and ground-floor commercial space (YIMBY, DOB).
StatusUnder Construction
Latest UpdateDOB renewed the new-building permit in January 2026, through April 2027, and no sign-off has been recorded. Inspectors recorded façade work in November 2024, so it may be close to finished.
Next Door to Arverne East
The developers closed $95.7 million in financing in January 2023, YIMBY reported.
Sources: New York YIMBY (Jan. 2023); NYC DOB BIS job 420667148 and permits (Jan. 2026)
ProjectA 12-story oceanfront condominium with 82 apartments in Arverne by the Sea (DOB). An earlier filing on the site proposed 237 units, Marketproof reported.
StatusPermitted
Latest UpdateDOB issued the full permit on May 15, 2026. The state accepted the 82-unit condo offering plan, with a projected sellout of about $114 million, in November 2025 (Marketproof).
Million-Dollar Condos in Rockaway
The Rockaway Times called it the peninsula’s first condo tower with million-dollar-plus prices.
Beach 29th & 30th Street Buildings, via Google Street View. —
Imagery: Google Street View
Address/Location137 Beach 30th Street, with 139 Beach 29th Street and 147 Beach 30th Street
Developer/ApplicantBeach Development 30th LLC (City Planning applicant)
ProjectThree bayside residential buildings of six and seven stories with 230 apartments in all (DOB); a fourth, at 155 Beach 30th Street, was filed in 2025 (YIMBY).
StatusPermitted
Latest UpdateCity Planning completed waterfront certifications for the sites on Dec. 4, 2025, and DOB issued permits for the three buildings between January and March 2026.
Rentals on the Bay Side
The sites are waterfront zoning lots that needed City Planning sign-off before DOB could act.
A finished 1,700-home complex and the mid-rise buildings filling in around it.
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Rockaway Village
Rockaway Village, via Google Street View. —
Imagery: Google Street View
Address/LocationVillage Lane, Far Rockaway, the block bounded by Nameoke, Mott, Central and Redfern Avenues
Developer/ApplicantPhipps Houses; Marvel
ProjectEight buildings with 1,700 affordable homes and about 125,000 square feet of commercial and community space, including a supermarket, on the former Far Rockaway Shopping Center site (YIMBY).
StatusCompleted
Latest UpdatePhipps held a ribbon cutting on May 12, 2026 marking completion after seven years of construction, YIMBY reported. DOB records still show permits open on the two Phase 5 buildings, renewed through November 2026.
The Rezoning's Anchor, Finished
It was the centerpiece of the 2017 Downtown Far Rockaway rezoning; HPD financed its first phase in 2018.
Sources: New York YIMBY (May 2026); NYC HPD (July 2018); NYC DOB BIS jobs 421134178 and 421134187 and permits (Mar. 2026)
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Ocean Crest (726 Bay 32nd Street)
Ocean Crest (726 Bay 32nd Street), via Google Street View. —
Imagery: Google Street View
Developer/ApplicantThe Community Builders; Urban Architectural Initiatives
ProjectAn eight-story affordable building with 89 apartments (DOB), made possible by the 2023 Ocean Crest rezoning; City Planning’s brief described about 106 affordable units.
StatusUnder Construction
Latest UpdateDOB issued the permit in November 2025, and a Sept. 17, 2026 inspection found masonry walls rising on the third floor.
A Rezoning Neighbors Debated
The rezoning drew local opposition at a 2023 community meeting, QNS reported.
Developer/ApplicantWalton Developers; Kao Hwa Lee Architects
ProjectThree eight-story mixed-use buildings with 286 apartments in all (DOB). The filings do not state any affordable units.
StatusUnder Construction
Latest UpdateDOB issued permits between May and July 2026, and inspectors cited the active site in August for work not matching approved plans and missing stair doors.
Three Buildings at Once
The same developer has a 73-unit building permitted at 210 Beach 28th Street, YIMBY reported.
Sources: Marketproof; NYC DOB NOW jobs Q01297222-I1, Q01297223-I1 and Q01266074-I1 and ECB records (Aug. 2026)
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1020 Beach 19th Street
1020 Beach 19th Street, via Google Street View. —
Imagery: Google Street View
Developer/ApplicantFoxy Management (DOB owner of record); Newman Design Architects
ProjectA nine-story building with 220 apartments and community-facility space, described in its DOB filing as qualified affordable housing.
StatusPermitted
Latest UpdateDOB issued the full permit on July 15, 2026, and inspectors cited barricades at the active site on Sept. 3. No press coverage has been published.
Filed Under the Rezoning
The site is inside the 2017 Downtown Far Rockaway rezoning area.
Sources: NYC DOB NOW job Q01014357-I1 (July 2026); NYC DOB/ECB records (Sept. 2026)
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Cornaga Avenue Buildings
Cornaga Avenue Buildings, via Google Street View. —
Imagery: Google Street View
Address/Location1825 Cornaga Avenue, with 18-11, 21-01 and 21-12 Cornaga Avenue
Developer/ApplicantSeveral owners, including Ami Weinstock (1825 and 18-11 Cornaga)
ProjectFour mid-rise buildings of five to nine stories with about 328 apartments filed along Cornaga Avenue (DOB). YIMBY reported 93 units at 21-12 Cornaga; DOB lists 44.
StatusPermitted (Partly)
Latest UpdateDOB permitted the nine-story, 92-unit building at 1825 Cornaga on March 31, 2026 and 21-12 Cornaga in January 2025; the other two applications are still in objections.
Infill on a Main Street
Two more 99-unit filings nearby, on Beach 20th and Beach 21st Streets, were in objections as of July 2026.
Sources: New York YIMBY (Apr. 2025); New York YIMBY (Sept. 2025); NYC DOB NOW jobs Q01206655-I1, Q01206649-I1, Q01386972-I1 and Q00705947-I1 (Mar. 2026)
The Beach, the Bay & the A Train
A new dune on the ocean side, flood protection still in design on the bay side, a rebuilt subway line and a restored bathhouse.
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Army Corps Atlantic Shoreline Project
The Atlantic shoreline at Rockaway Beach, via Google Maps. —
Imagery: Google Maps
Developer/ApplicantU.S. Army Corps of Engineers with New York State and New York City
ProjectStone groins, a reinforced dune and new sand along the peninsula’s ocean side. NYC Parks put the project at $336 million in 2022.
StatusUnder Construction
Latest UpdateThe Army Corps said in July 2026 that its 19 groins were finished in March 2024 and most of the dune is built, with that contract due to finish in late 2026. A contract for nine beach crossovers is to be awarded in late 2026.
A Dune on the Ocean Side
NYC Parks described the groin work in 2022 as 14 new groins plus rehabilitation of five existing ones; the Army Corps counts 19.
Developer/ApplicantU.S. Army Corps of Engineers, with New York City as local partner
ProjectA line of flood protection along the Jamaica Bay side of the middle of the peninsula. NYC Parks estimated the bay component at $237 million in 2022.
StatusIn Design
Latest UpdateThe design reached a revised 30 percent stage in July 2026. The city is about to begin land-use review before acquiring property for the line of protection, the Army Corps said.
Developer/ApplicantMTA Construction & Development; Schiavone Construction
ProjectA $393 million rebuild of the A-train line across Jamaica Bay, including the Hammels Wye viaduct and the South Channel Bridge, with flood protection and a new signal tower (MTA, Governor’s Office).
StatusUnder Construction
Latest UpdateThe MTA reported the Hammels Wye and South Channel Bridge work complete in 2025, with viaduct repairs continuing and substantial completion targeted for the third quarter of 2026. No completion announcement had been found by late October.
After the Summer Shutdown
The line was shut for 17 weeks in early 2025 for the rebuild.
Developer/ApplicantBathhouse Lodge LLC (CBSK Developers and Brooklyn Bazaar), under a 60-year National Park Service lease
ProjectA $50 million restoration of the 1932 Art Deco bathhouse with restaurants, 28 hotel rooms, event space and a pool (National Park Service), operating as Rockaway Ocean Club with a members-only beach club.
StatusOpening Unconfirmed
Latest UpdateThe New York Times and the Rockaway Times reported in May and June 2026 that it would open in phases in summer 2026. Hush Street has not confirmed that it has fully opened.
A Members' Club in a Public Park
The members-only component has drawn public criticism, according to local coverage. As federal property, it has no city building filings.
Developer/ApplicantFDNY with the Department of Design and Construction; BKSK Architects
ProjectA flood-resilient firehouse replacing the existing Beach 116th Street house, with a raised generator, solar hot water and a green roof (FDNY, BKSK).
StatusUnder Construction
Latest UpdateFDNY and DDC broke ground in fall 2025. Community Board 14 was told in November 2025 that construction would take 30 to 36 months.
Built for the Next Storm
The firehouse will include a three-panel glass art installation, according to board minutes.
ProjectA proposed rezoning for four buildings up to 24 stories with about 2.1 million square feet of housing (ZAP).
StatusOn Hold
Latest UpdateCity Planning lists the application as on hold at the filed stage; it was never certified into public review after residents overwhelmingly opposed it at the environmental scoping meeting, the Rockaway Times reported.
Towers the Peninsula Turned Down
THE CITY Reporter covered the plan and the developer’s record in 2024.
The finish of the Army Corps dune and the award of its crossover contract, the land-use review for bayside flood protection, the A-train line’s completion, a full opening at the Riis Bathhouse, and the next Arverne East and Edgemere Commons buildings are next.
