Staten Island’s North Shore — the stretch from St. George through Tompkinsville and Stapleton — is in the middle of a residential and neighborhood transformation that has been years in the making. Several major developments have recently opened or broken ground, and new projects continue to be announced along the waterfront. Here’s a current look at where things stand and what it means for the borough.
The Pearl at 475 Bay Street Is Open — and Fully Affordable
One of the most significant housing milestones on the North Shore came in November 2025, when The Pearl opened at 475 Bay Street in Stapleton. Developed by BFC Partners, The Pearl is a 100% affordable housing development with 115 units — meaning every apartment in the building is income-restricted, not just a portion. In a borough where affordable housing options have long been scarce relative to demand, that’s a meaningful addition to the neighborhood’s housing stock.
The Pearl is one of the first tangible residential results of the Bay Street Corridor rezoning that the City Council approved to transform the 20-block, 45-acre area encompassing Tompkinsville, Stapleton, and St. George. That rezoning is expected to produce a net increase of roughly 2,500 housing units over time, with between 25 and 32 percent of those units affordable under the city’s Mandatory Inclusionary Housing (MIH) program.
Lighthouse Point: Finally Open After Nearly a Decade of Delays
In St. George, Lighthouse Point — a development that has been in planning and construction phases for the better part of a decade — launched in 2025. The project is located near the St. George Ferry Terminal, making it one of the most transit-connected new residential sites on Staten Island. After years of delays due to financing challenges and the pandemic, the opening represents a concrete step forward for the civic core of Staten Island’s North Shore.
St. George has long been identified by city planners as the area with the most potential for urban density on Staten Island, given its direct ferry access to Lower Manhattan. The Special Bay Street Corridor District zoning tool was specifically designed to foster better connectivity between St. George and the town center of Stapleton, and Lighthouse Point fits squarely within that vision.
New Stapleton Waterfront Project: 500+ Units at Front and Canal Streets
Looking ahead, a New Stapleton Waterfront Project announced in May 2025 will create more than 500 new housing units at the corner of Front and Canal Streets in Stapleton. Approximately 25% of those units will be designated as affordable housing under the city’s inclusionary requirements. The project adds to a growing pipeline of waterfront development that has been transforming the eastern face of Stapleton into a more active, residential waterfront district.
For context, the waterfront in Stapleton was largely derelict industrial land for decades after the Navy base closed. The rezoning of the Bay Street Corridor was partly designed to unlock that land for mixed residential and commercial use while maintaining connections between the waterfront and the upland neighborhood.
The Bigger Picture: Staten Island’s Development Pipeline
Across the borough, approximately 1,200 housing units were under active construction as of late 2024, with more than 2,300 additional units in pre-development stages. The North Shore revitalization alone — across St. George, Stapleton, and Tompkinsville — could add roughly 2,400 new homes once all phases are complete.
For a borough that has historically lagged behind the other four in new housing construction, this represents a significant shift. The question now is whether the pipeline delivers the full range of affordability levels that existing Staten Island residents need — not just market-rate or moderate-income units, but truly affordable housing for households in the lower income tiers.
City of Yes Changes Are Also in Effect
Beyond the North Shore, Staten Island homeowners are also navigating the city’s broader City of Yes zoning reforms, which took effect in late 2024 and early 2025. Those changes make it easier for homeowners to add accessory dwelling units, convert basement or garage space for rental use, and make certain structural modifications without the same variance processes that previously applied.
Earlier South Richmond zoning relief — developed in collaboration with Borough President Vito Fossella — also streamlined the process for homeowners in the southern part of the island to make changes or improvements to existing homes. Our earlier coverage of City of Yes and what Staten Island homeowners need to know right now has the full details on those homeowner-facing changes.
What You Need to Know
- The Pearl at 475 Bay Street in Stapleton opened in November 2025 — 115 units, 100% affordable.
- Lighthouse Point in St. George launched in 2025 after nearly a decade of delays, near the ferry terminal.
- A new 500+ unit waterfront project at Front and Canal Streets in Stapleton is in the pipeline, with approximately 25% affordable units.
- The Bay Street Corridor rezoning covers 20 blocks across Tompkinsville, Stapleton, and St. George — targeting a net increase of roughly 2,500 units over the life of the plan.
- Borough-wide, more than 2,300 housing units are in pre-development, suggesting the construction pace will accelerate further through 2026–2027.
- Homeowners on Staten Island should review the City of Yes accessory dwelling unit rules and South Richmond zoning relief changes if they’re considering improvements to their properties.
For more on what the North Shore looks like today as a neighborhood — walkable routes, historic sites, and what to explore — check out our guide to Staten Island hidden gems: St. George, Snug Harbor, and the North Shore walk.
