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Cliffside Dice? A brand new type duplex is rising in northern NJ. And it’s in every single place.

June 5, 2025
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Cliffside Dice? A brand new type duplex is rising in northern NJ. And it’s in every single place.


Spend sufficient time within the small New Jersey cities crammed alongside the Hudson River, between the Lincoln Tunnel and the George Washington Bridge, and also you begin to see them in every single place: practically equivalent modernist duplexes formed like futuristic cubes. Assume South Seashore greater than south Bergen County.

Their attribute design — uncommon for an space used to brick and clapboard houses — and their hefty price ticket aren’t only a image of change and growing city density within the cities alongside the Palisades that overlook Manhattan. They’re additionally a part of a land rush, as builders vie to knock down older houses and construct new duplexes.

“All people, all of the builders on this space, they’re all in search of the identical factor,” mentioned Gregory Garbuz, who runs Fort Lee-based Elite Houses Development together with his father. “Everybody’s competing.”

It’s very true in Cliffside Park, one of the vital densely populated cities in the USA, the place greater than 26,000 folks reside in lower than a sq. mile throughout the Hudson River from Morningside Heights. Native land use guidelines enable property house owners to tear down single-family houses and erect the duplexes on many heaps. From 2021 to 2023, house owners demolished 93 one- and two-family houses in Cliffside Park, state data present. City officers say these knockdowns usually made means for the brand new duplexes, a template that builders can repeat in a matter of months, and the place every unit normally sells for $1 million to $1.5 million.

Google Avenue View

Some residents say they hate the duplexes, arguing the cookie-cutter buildings are misplaced and supposed to enchantment to out-of-town yuppies. Others say they’re good for the city, and love what they see as stylish, up to date abodes near New York Metropolis.

Monetary advisor Aisha Ozoya moved from Astoria to a Cliffside Park duplex unit together with her household two years in the past. Ozoya, 35, mentioned she understands the sturdy reactions some neighbors must the design, however she likes the area and the rooftop deck overlooking the Manhattan cityscape, with the spire of Riverside Church rising within the foreground.

“ It’s good, particularly at evening. You see all of the New York lights from the rooftop,” she mentioned.

Do these look acquainted?

The boxy, semi-detached houses are in every single place. They arrive in shades of beige, cream and slate, with 4 gigantic entrance home windows, and facades of stucco and grey brick, typically with clean wooden cladding for added decor. Practically all of them function a pair of matte black storage doorways, one for every unit, and both a single darkish grey staircase dividing the carports, or two units of stairs that flank the constructing.

Duplexes are changing older, traditional-style houses.

David Model

As a substitute of absolutely pitched roofs, just like the older houses that encompass them, the duplexes function giant decks with expansive views of Manhattan. Additionally they include hardwood flooring, open-concept plans and kitchen islands that builders and actual property brokers say appeal to younger city professionals, lots of whom depart New York Metropolis for more room.

Regardless of their ubiquity, nonetheless, they’re lacking one thing important to any architectural development: a reputation.

“Cliffside Cubes”

A debate over what to name these love-’em-or-hate-’em duplexes is underway on Reddit. One person dubbed them the “Submit-Trendy Bayonne Field,” a call-back to a different housing type — mainly three-story brick rectangles — derided by preservation-minded neighbors in southern Hudson County. One other urged the “Fort Lee Particular” for the preponderance there. A 3rd identified that a character from the “Actual Housewives of New Jersey” lives in a single in Edgewater — “Edgewater Aesthetic,” maybe? Too clunky.

The duplexes are prevalent in Fort Lee, Palisades Park, Ridgefield and even some elements of Hudson County, like North Bergen.

However there’s a purpose for the Cliffside focus: Present zoning guidelines there make it simple to interchange many single-family houses with duplexes with out particular approval from the city — in contrast to another neighboring cities — so long as the heaps are 5,000 sq. ft. Gothamist counted 25 accomplished cubes on residential streets in Cliffside Park dealing with Manhattan on a stroll by way of city final Tuesday, with two extra below development.

The city’s high land use official, Jamie Riggi, declined to weigh in on the design — “it actually depends upon the particular person,” she mentioned — however she defined that the brand new houses are good for the city’s tax base.

“You’re flattening one- and two-family houses, bringing in duplexes that promote for $1 million, it’s good for income,” she mentioned.

Google Avenue View

Cliffside Park spokesperson Invoice Maer mentioned builders started setting up the modern-style duplexes a few decade in the past. And whereas some residents might disagree, he argued that the type of housing is “in step with the borough’s redevelopment and development plan.”

Builders filed permits to construct seven new duplexes within the first 5 months of the 12 months, metropolis knowledge exhibits.

Garbuz, the Fort Lee property developer, retains a single enlarged picture on the wall above his desk: a cream and grey duplex his firm constructed in the identical type that’s now in every single place within the space.

He mentioned he’s at present constructing seven comparable houses, one in Fort Lee, one in Palisades Park and the remainder in Cliffside Park.

And he mentioned his firm makes use of 36 subcontractors to deal with excavation, plumbing, electrical and different jobs. Collectively, they will demolish the previous residence and construct up the brand new duplex in 9 to 11 months. Older properties are actually promoting for round $1 million earlier than demolition, however a whole duplex can go for nearer to 3 occasions that quantity.

“We now have a extremely good system put collectively,” Garbuz mentioned. “It’s like an meeting line.”

But, to many neighbors, the duplexes symbolize undesirable change.

“I do not love them. They give the impression of being to me like they need to be in California on a seashore, not on this neighborhood,” mentioned Mary Morales, who has been residing in Cliffside Park for 35 years. “I name them the seashore homes.”

A number of blocks away,  Nafiya Hoti, 65, stood within the yard of her yellow clapboard home. Her house is surrounded by the brand new duplexes on three of the 5 heaps that border her personal. She pointed to an empty wood residence with peeling paint and an overgrown yard catty nook to her personal. The house simply bought, she mentioned, to a developer planning to construct one other duplex.

“They’re large, large cubes,” Hoti mentioned. “They’re so bland.”

“Cliffside Cubes,” maybe? Fairly catchy.

It’s not only a matter of aesthetics. Hoti mentioned the brand new duplexes are an indication of how the city is turning into extra city, like close by cities in Hudson County, and costly.

“It is Cliffside Park turning into a metropolis,” she mentioned.

Google Avenue View

Housing consultants, alternatively, welcome the sort of growth going down in Cliffside Park and different cities a brief bus-ride from the Port Authority. Changing single-family houses with duplexes, or, in some instances, triplexes provides the sort of “light density” wanted to deal with a housing scarcity, mentioned Regional Plan Affiliation Vice President Zoe Baldwin.

“ It’s a good transfer and it is a needed transfer as a result of it doesn’t matter what folks’s opinions are, the inhabitants is growing,” Baldwin mentioned. “That is a reality. And that implies that we’d like extra homes as a result of now we have extra folks.”



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