The Atlantic Club at 390 Ocean Avenue, Long Branch NJ: A Buyer's Guide to the Record-Setting Trophy Tower

The building in one paragraph: 132 residences — one to five bedrooms, 993 to 4,246 interior square feet, six penthouses — in two towers on a shared U-shaped podium framing a centralized oceanfront pool deck, on roughly four acres of beachfront that rank among the last high-rise-buildable oceanfront parcels in all of Monmouth County. Developed by 390 Ocean Owner LLC (Stillman Development International, Surrey Equities, Gotham City Real Estate), sold by Christie’s International Real Estate Group, and financed through a $250 million capital structure closed in December 2024 — institutional depth that materially reduces the completion risk pre-construction buyers rightly worry about.

The market story: roughly one-third of the project pre-sold during the early sales period, entry pricing launched near $1.12 million, and the last available penthouse — Unit 2901, 4,246 square feet inside with a 3,607-square-foot private terrace — contracted at $5.95 million in spring 2024 at about $1,401 per square foot, breaking the county ceiling. One structural fact shapes every carrying-cost comparison: The Atlantic Club carries no PILOT tax abatement, unlike South Beach (10-year) and The Lofts at Pier Village (30-year) — a deliberate trophy-tier trade this guide prices honestly in Chapter V.

The site is the thesis: roughly four acres of beachfront on one of the last remaining high-rise-buildable oceanfront parcels in Monmouth County, with the dual-tower, U-shaped-podium geometry engineered specifically to maximize the share of residences capturing true, unobstructed ocean exposure rather than oblique or partial views. In oceanfront real estate the scarcity of the view is the single most important valuation driver — and this site’s positioning is the structural reason the price ceiling moved as fast as it did.

The execution matches the site. Roy Stillman’s team curated the lobby and common spaces with TriBeCa gallerist Cristina Grajales — commissioned pieces from Parisian artist Christophe Côme and Colombian atelier Hechizoo, a deliberate departure from the vendor-catalog hospitality aesthetic that defines most new Shore construction. And in December 2024 the development closed its $250 million capital structure — Madison Realty Capital and Unity Capital, arranged by Iron Hound Management — described by industry sources as unprecedented for a residential project in the region. For a pre-construction buyer, that depth of institutional money does two things at once: it removes the completion-risk variable buyers who lived through Sandy-era stalled projects know too well, and it signals that institutional underwriters independently reached the same trophy-tier conclusion individual buyers are reaching.

The headline is Unit 2901: 4,246 square feet of interior with a 3,607-square-foot private terrace — a near one-to-one indoor-outdoor ratio essentially unmatched in the existing Jersey Shore luxury market — contracted at $5,950,000 in spring 2024. Most luxury condominiums treat the terrace as an accessory; at 2901 it operates as a second living room with full ocean exposure, and that ratio is the structural reason this specific unit broke the county record. When it closes after delivery, the closing itself will be a regional news event — and will reset comparable buildings’ valuation models upward.

The penthouse tier beneath the record, as of this writing:

Below the penthouses, the band is deliberately wide: entry pricing launched at approximately $1.12 million for one-bedroom residences, with current availability priced by floor, exposure, and size as the developer phases release tranches. That spread — a multiple of five from entry to record within one building — is a design decision, not an accident: the project was built across multiple buyer profiles rather than concentrated on a single demographic, which matters downstream for resale liquidity. Roughly one-third pre-sold in the early sales period — and in pre-construction, demonstrated absorption is the leading indicator of how disciplined the secondary market opens.

Every residence delivers high ceilings, oak-style flooring, recessed lighting, expansive glazing engineered to carry ocean views deep into the floor plate, and Water Street Brass hardware throughout. Kitchens run Sub-Zero and Wolf as the standard package — not an upgrade tier — with custom Italian-influenced cabinetry, imported porcelain or quartzite counters with waterfall edges, and wine refrigeration in select layouts. Baths pair custom vanities with Watermark polished-chrome fittings, Kohler fixtures, and imported large-format porcelain on floors and showers. Buyers arriving from Manhattan or Miami new construction will notice what’s missing: the “developer tier” upgrade tree — because the standard specification here is positioned where most regional product prices its premium packages.

Pre-completion selection turns on variables existing-inventory buyers underweight: ceiling heights vary slightly by floor; north- and south-facing exposures produce meaningfully different daylight at every hour; terrace dimensions vary by plan; and at the penthouse tier, outdoor-kitchen and fireplace pre-plumbing is far easier to specify now than to retrofit later. This is exactly the diligence a buyer’s broker earns their fee on in a pre-construction purchase.

The allocation is the largest of any condominium in Long Branch, programmed across three registers. Wellness: the southern-exposure oceanfront pool deck with cabana programming and food-and-beverage tie-ins as the centerpiece; an uncommonly large fitness center with dedicated yoga, spinning, cardio, and weight studios sized for peak-season concurrent use; and a wellness spa. Entertainment: private cinema, virtual-reality and sports simulators, golf simulator, billiards-and-poker game room, wine cellar and bar, and a music room — a package that makes the building evening-active, not just daytime-active, which matters for buyers planning to host year-round. Service and lifestyle: co-working with private conference rooms, children’s playroom, pet spa, the curated lobby art program, and deeded EV charging in the garage.

The positioning claim is simple and, at this specification, credible: buyers downsizing from full-service Park Avenue or South Beach product will not find a meaningful amenity gap here — which is precisely the comparison the building was engineered to win.

First, the structural fact every carrying-cost model starts from:

The Atlantic Club does not currently carry a PILOT (payment-in-lieu-of-taxes) abatement — owners pay full Long Branch property taxes from day one. That is a meaningful divergence from South Beach (10-year PILOT) and The Lofts at Pier Village (30-year PILOT) on total cost of ownership. It is not a flaw; it is a deliberate trade the trophy-tier buyer pool has accepted for the building’s positioning, design, and amenity depth — but for financed buyers in the $1.5–3M band it is a material monthly line item, while for all-cash penthouse buyers it is largely a tax-deductibility question. Model it explicitly, alongside HOA fees, oceanfront insurance underwriting, and financing costs.

The trophy and institutional tier, side by side:

Source: building-level average price-per-square-foot figures per our Long Branch trophy-tier tracking, 2026 — one consistent measure across the three fixed-$/SF buildings; The Lofts at Pier Village varies by phase and is shown in the scorecard only. The Atlantic Club figure reflects the record penthouse contract basis.

Reading the tier honestly: The Atlantic Club is the answer when the buyer wants maximum amenity, institutional-grade design and capital, and accepts full taxes for it. South Beach answers the track-record-plus-abatement buyer; The Reef answers the single-family-scale buyer; the Lofts answer the walkable-lifestyle, longest-runway buyer. Same buyer pool, four genuinely different trades — the full tier map lives in our 2026 luxury condo guide.

Four profiles consistently surface at this price point, and their diversity is itself a resale asset. NYC empty-nesters — Manhattan and Brooklyn households transitioning to oceanfront primary or co-primary living; the 75,000-square-foot full-service model is the closest thing to Park Avenue with ocean exposure the Shore offers. Tri-state second-home buyers — Bergen and Westchester professionals within ninety minutes wanting an institutional-grade alternative to Hamptons inventory. Monmouth downsizers — local estate owners monetizing land for lock-and-leave luxury without leaving the county, typically in the three- and four-bedroom configurations. Trophy investors — long-hold capital that has identified Long Branch’s pricing breakaway and wants exposure at the penthouse and premium-corner tier.

The geography serves all four: the central oceanfront with Pier Village’s thirty-plus restaurants and Festival Plaza roughly ten minutes’ walk south, Seven Presidents Oceanfront Park ten minutes north, the boardwalk running continuously past both; the Long Branch NJ Transit station five minutes by car (about 75–90 minutes to Penn), the Seastreak ferry to Wall Street roughly seventy minutes all-in via Highlands, Asbury Park ten minutes, Newark Airport about fifty, and Manhattan an off-peak drive of an hour-and-change — with the planned Long Branch ferry terminal in the Oceanfront-Broadway Redevelopment Plan the infrastructure upside that would compress all of it.

The long thesis rests on three verified legs. Constrained supply: after delivery, comparable new product cannot meaningfully refill — there is no other four-acre high-rise oceanfront parcel available in the city, and that is the moat under every Atlantic Club valuation. Demonstrated absorption: a third pre-sold with the record contract at the top — buildings that absorb before delivery open their secondary markets with pricing discipline rather than distressed early resales. The demand tailwinds: the Pier Village expansion, the planned Lower Broadway redevelopment (299 units with a grocery anchor), the Wave Spa Condos (46 units), the Fort Monmouth Netflix studio buildout, and the planned ferry — each independently deepening the addressable buyer pool over the next five years. The honest risk ledger, none of it building-specific but all of it applicable: macro conditions at the luxury discretionary tier, climate-driven coastal insurance costs, and any future regulatory shifts on oceanfront construction or rental rules.

“The site is one of the last high-rise oceanfront parcels in Monmouth County. After Atlantic Club delivers, comparable new product cannot meaningfully refill — and that single sentence is the whole investment case. My advice runs both directions: buyers should model the no-PILOT math before falling in love with the terrace, and owners at South Beach, The Reef, and 365 Ocean should understand that a Q1 2027 delivery resets the citywide comp set — your sale window should account for it.”

— Anthony Licciardello, Broker, The Prodigy Team

Every guide on this site is part of a system: town-by-town content clusters, dedicated neighborhood pages, and cross-state marketing engineered for one outcome — putting your listing in front of the motivated New York families already searching for it. I’m Anthony Licciardello, Broker of The Prodigy Team — a former Director of Community Affairs in the Bloomberg Administration and a member of the Staten Island Growth Management Task Force — and this pipeline is what 22 years and 5,000 closings taught me to build.

Our Above the Streets cinematic drone series extends that reach — aerial storytelling that markets entire towns, not just listings, with audience performance exceeding industry benchmarks for real estate media.

Anthony Licciardello · Broker, The Prodigy Team · 718-873-7345

We’ll run the unit-specific view and exposure review, the full no-PILOT carrying-cost model against South Beach and the Lofts, and — for current trophy-tier owners — a building-specific valuation timed against the 2027 comp reset.

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Where is The Atlantic Club in Long Branch?

390 Ocean Avenue, Long Branch, NJ 07740 — the central Long Branch oceanfront, roughly ten minutes’ walk from Pier Village’s restaurants and retail and ten from Seven Presidents Oceanfront Park, with the boardwalk running continuously past both.

When will The Atlantic Club be completed?

Amenities are scheduled for Q1 2027, with residence move-ins phased from late 2026 into 2027 depending on tower and floor. The December 2024 closing of the $250 million capital structure materially de-risked that delivery timeline.

How many units are at The Atlantic Club and what sizes?

132 residences across two towers — one to five bedrooms, six penthouses — ranging from 993 to 4,246 interior square feet, every residence with a private balcony or terrace. Penthouse terraces approach a one-to-one ratio with interior space.

What is the price range at The Atlantic Club?

From approximately $1.12 million at original launch pricing for entry one-bedrooms to the $5.95 million record penthouse contract (Unit 2901, spring 2024, ~$1,401 per square foot — the all-time Monmouth County condominium record). Current availability is priced by floor, exposure, and size as release tranches phase.

Does The Atlantic Club have a tax abatement?

No — the building carries no PILOT, so owners pay full Long Branch property taxes from day one. That materially differentiates its carrying costs from South Beach (10-year PILOT) and The Lofts at Pier Village (30-year PILOT), and every buyer should model the difference explicitly.

Who is developing The Atlantic Club?

390 Ocean Owner LLC — Stillman Development International (Roy Stillman, president), Surrey Equities, and Gotham City Real Estate Services — with sales and marketing by Christie’s International Real Estate Group and financing from Madison Realty Capital and Unity Capital, arranged by Iron Hound Management.

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