Restaurant space for lease in Sheepshead Bay
Sheepshead Bay's best-known commercial strip is Emmons Avenue on the bay, lined with seafood restaurants across from the piers where fishing boats tie up, with neighborhood shops on Sheepshead Bay Road by the B and Q station. Larger retail, office and warehouse buildings sit on Nostrand Avenue, Ocean Avenue and Knapp Street, which meets the Belt Parkway.
- Retail stock
- 1.5M SF
- Retail properties
- 268
- Largest retail
- 3861 Nostrand Avenue
- Transit
- B Q at Sheepshead Bay
Building figures are existing stock from NYC PLUTO 26v2 tax lot records, not space on the market. More below.
On Leasemark No restaurant space for lease and no requirements posted in Sheepshead Bay yet. Post yours and it is matched the day it goes up.
1 real space nearby: retail space for lease at 1605 McDonald Ave in Midwood (1,000 SF, $48/SF/yr).
Nothing listed here yet
New restaurant spaces in Sheepshead Bay are matched to requirements the day they are posted. Post yours and be first in line.
Real space nearby
Listed now by its owner or broker, close to what this page covers. Open it and tap I'm interested to ask the lister for an intro; contact details are shared once both sides accept.
Listed as retail space, next door in Midwood
1605 McDonald Ave
For owners and brokers
Hear the moment a tenant looks for restaurant space in Sheepshead Bay
Tenant alerts send a notification when a requirement that fits your neighborhood, types and sizes is posted, before you list anything. Real requirements only. Free during Broker Pro early access.
NYC Department of Finance filings
Rent collected per square foot: retail buildings in Brooklyn
In 2024, 2,856 Brooklyn retail properties filed income statements with the city. Their median gross income was $33.16 per square foot, and the middle half collected between $22.30 and $48.57. The typical property's income was up 1.7% on 2023. The city publishes these figures by borough, not by neighborhood, so they cover Brooklyn as a whole.
Gross income per square foot, 2024
Brooklyn retail buildings
- Median gross income
- $33.16/SF
- Middle half
- $22.30 to $48.57
- Typical change on 2023
- +1.68%
- Citywide median
- $36.07/SF
- Filings
- 2,856
Turn a price per square foot into monthly rentWhat tenants pay on top of rent
Source: NYC Department of Finance, FY 2027 RPIE 2024 Income and Expense Distributions (FY 2027 assessment roll, published January 2026), page 16. Owners of income-producing properties file a Real Property Income and Expense statement each year; gross income is everything a property collected in 2024 per square foot, as filed, with outlier and partial-year filers left out. It includes vacant space, concessions and older leases, so it is not an asking rent.
NYC restaurant inspections
Restaurants in Sheepshead Bay
How many restaurants the city's Health Department has on file here, how many are new, what they serve and which streets they line: the neighbors and the competition a new restaurant in Sheepshead Bay would have.
- Open restaurants
- 97
- with an inspection on file
- New permits, 12 months
- 12
- 12% of those open
- Awaiting inspection
- 11
- applied for a permit
- Most common
- Russian
- 12 places, 12%
Streets with the most restaurants in Sheepshead Bay
What restaurants in Sheepshead Bay serve
Restaurants across New York City
Source: NYC Department of Health and Mental Hygiene, Restaurant Inspection Results, records as of October 23, 2026, pulled 2026-10-24. Counted by permit; business names are not shown. Neighborhood figures count places near the neighborhood's commercial core, the same area as the building figures on this page. Counts are food service permits in an active status: restaurants, cafes, bakeries, bars that serve food and similar places. A new permit is either a new restaurant or a new operator taking over an existing one.
NY State Liquor Authority
Liquor licenses in Sheepshead Bay
How many places in Sheepshead Bay can serve drinks, how many are waiting on a license, and whether a new full liquor license here would face the 500-foot rule: the first thing to check before leasing a space for a bar or a restaurant with a full bar.
- Full liquor licenses
- 35
- to drink on site
- Beer and wine licenses
- 9
- to drink on site
- Applications waiting
- 4
- 3 for full liquor
- Within 500 ft of 3+
- 54%
- 19 of 35 full-liquor places
The 500-foot rule in Sheepshead Bay
A new full liquor license for drinking on site cannot be issued within 500 feet of three or more places that already hold one, unless the State Liquor Authority finds at a hearing that it is in the public interest (ABC Law, section 64). Here 19 of 35 full-liquor places have three or more others within 500 feet, so some blocks would need that hearing and others would not, so check the exact address. Beer and wine licenses are not subject to the rule.
Streets with the most liquor licenses in Sheepshead Bay
Liquor licenses across New York City
Source: New York State Liquor Authority, Current Liquor Authority Active Licenses and Current SLA Pending Licenses, as of October 23, 2026, pulled 2026-10-24. Counted by license; business names are not shown. Neighborhood figures count places near the neighborhood's commercial core, the same area as the restaurant figures above. Only licenses to drink on site count: full liquor for restaurants, bars, hotels, clubs and similar places, and beer and wine. Stores, boats and second bars of a licensed place are left out. The 500-foot figures count each place once (one holding two licenses is one place) and only places with a map point; distances run between those points, while the law measures from the nearest entrances, so treat them as an estimate.
NYC storefront registry
Storefronts in Sheepshead Bay
How many shopfronts the city's registry counts here and how many stood empty at the end of 2025: a quick read on how much choice a retail or restaurant tenant has.
- Registered storefronts
- 323
- Vacant on Dec 31, 2025
- 32
- Vacancy rate
- 9.9%
- NYC 9.2%
- A year earlier
- 8.0%
- more empty now
Streets with the most storefronts in Sheepshead Bay
Large buildings with a vacant storefront
Owners of 2 of the 6 large buildings we track in Sheepshead Bay with registered storefronts reported at least one vacant on December 31, 2025, 1 of them at 3 or more year ends in a row. Each links to the building's filings by year. Not listings: the registry records no size, rent or asking terms.
| Building | Vacant storefronts | Reported vacant |
|---|---|---|
| 3861 Nostrand Avenue | 6 of 10 | Every year end since 2019 |
| 3860 Nostrand Avenue | 1 of 13 | End of 2025 |
Own or represent a vacant storefront in Sheepshead Bay? List it free and it is matched against every restaurant requirement the day it goes up.
NYC storefront vacancy report: every borough, neighborhood and street, by year
Source: NYC Department of Finance, Storefronts Reported Vacant or Not (Local Law 157), annual filings, pulled 2026-10-16. Owners of buildings with ground- or second-floor storefronts register each one every year with its status on December 31. Neighborhood figures count storefronts near the neighborhood's commercial core, the same area as the building figures on this page. A vacant storefront is not always on the market: some are being renovated, held empty or already leased to a tenant who has not moved in.
NYC tax lot records
Retail buildings in Sheepshead Bay
What already stands here, from the city's own property data. Useful for sizing a search before a single space is listed.
- Retail space
- 1.5M SF
- Properties with retail space
- 268
- All commercial space
- 4.1M SF
- Built before 1940
- 51%
Largest retail buildings
All 10 large commercial buildings in Sheepshead BayAge, height and zoning
- Median year built: 1935.
- Median height: 2 floors.
- Most common zoning districts: R4 (179), C4-2 (76), R5 (60).
- 1 lot is designated city landmarks.
Source: NYC Department of City Planning, PLUTO 26v2, pulled 2026-10-16. Counts cover tax lots with commercial floor area within about 0.6 mi of Sheepshead Bay's commercial core, and each lot counts toward one neighborhood only, so boundaries are approximate. Building figures are the city's floor-area estimates, not available space.
MTA station data
Subway stations in Sheepshead Bay
Every station within about 0.6 mi of Sheepshead Bay's commercial core, closest first. Stations joined by a free transfer count once.
- Stations
- 1
- Subway lines
- 2
- Fully accessible
- 1 of 1
- Closest
- Sheepshead Bay, 10 min walk
The station
- Sheepshead Bay
Lines
The B and Q trains stop within about 0.6 mi of Sheepshead Bay's core.
Step-free access
- Sheepshead Bay (B Q) is fully accessible.
Source: Metropolitan Transportation Authority, MTA Subway Stations, pulled 2026-10-16. Walking times are straight-line estimates from the nearest point of Sheepshead Bay's commercial core (the same area as the building counts), so the street route is longer. Accessibility is the MTA's rating for the named station. PATH, LIRR, Metro-North and ferries are not in this data.
Before you sign
Plain-English guides to square footage, rent and lease terms in New York, and free calculators to run your own numbers.
How much is commercial rent in NYC? Per square foot, by borough
What NYC office, retail and industrial buildings collect per square foot in each borough, from the city's own filings, with the monthly math and the costs on top of rent.
Good guy guarantee in NYC commercial leases
How a good guy guarantee works in a NYC commercial lease: what it covers, how the guarantor gets released, what to negotiate and the 2025 surrender ruling.
Retail lease terms in New York: percentage rent, escalations and more
A New York retail lease covers much more than rent. Here is what percentage rent, escalations, pass-throughs, use clauses and restaurant terms mean for you.
Questions about restaurant space in Sheepshead Bay
Is there restaurant space for lease in Sheepshead Bay right now?
No restaurant space for lease in Sheepshead Bay is listed on Leasemark right now. Nearby on Leasemark: retail space for lease at 1605 McDonald Ave in Midwood (1,000 SF, $48/SF/yr). Post what you need and Leasemark matches you the day a space that fits is listed; your contact details stay private until you accept an intro. Owners and brokers can list a space here for free.
How much does restaurant space cost in Sheepshead Bay?
Leasemark has no asking rents posted here yet, so here are the city's own numbers. Retail buildings in Brooklyn collected a median $33.16 per square foot in 2024, and the middle half between $22.30 and $48.57, according to the income and expense statements owners file with the NYC Department of Finance (FY 2027 distributions, 2,856 filings). The city publishes these figures by borough, so this is Brooklyn as a whole, not Sheepshead Bay alone. That is what buildings actually collected, with vacant space, concessions and leases signed years ago in the mix, so it is a baseline rather than a quote: a specific space's price depends on the building's class, floor, condition and the length of the lease.
How do I find restaurant space in Sheepshead Bay that is not publicly listed?
Post a requirement on Leasemark. Owners and listing brokers see what you need (without your contact details) and can respond with spaces, including ones that are not on the market yet. You choose who gets an intro.
How much retail space is there in Sheepshead Bay?
New York City's PLUTO tax lot data (26v2) records about 1.5 million square feet of retail floor area across 268 properties in the part of Sheepshead Bay Leasemark covers. The largest by that measure is 3861 Nostrand Avenue, at about 81,000 square feet. That is the existing building stock, not space currently for lease.
How many restaurants are there in Sheepshead Bay?
The NYC Health Department had 97 restaurants and other food service places with an inspection on file in the part of Sheepshead Bay Leasemark covers as of October 2026, and 11 more had applied for a permit and were waiting for their first inspection. The most common kinds are Russian (12), American (11) and Japanese (8). The streets with the most are Sheepshead Bay Road (30), Emmons Avenue (22) and Nostrand Avenue (10).
How many new restaurants opened in Sheepshead Bay in the last year?
12 food service places in the part of Sheepshead Bay Leasemark covers had their first pre-permit health inspection in the 12 months to October 23, 2026, 12% of the 97 open there. Counts are food service permits in an active status: restaurants, cafes, bakeries, bars that serve food and similar places. A new permit is either a new restaurant or a new operator taking over an existing one. Places that opened and closed again within the year are not counted.
How many bars and restaurants have a liquor license in Sheepshead Bay?
The New York State Liquor Authority listed 35 active full liquor licenses and 9 beer and wine licenses for drinking on site in the part of Sheepshead Bay Leasemark covers as of October 23, 2026. 4 more applications for on-site licenses were waiting for a decision, 3 of them for full liquor.
Does the 500-foot rule apply to a new liquor license in Sheepshead Bay?
New York's 500-foot rule (Alcoholic Beverage Control Law, section 64) bars a new full liquor license for on-site drinking within 500 feet of three or more places that already hold one, unless the State Liquor Authority finds at a hearing that it is in the public interest. In the part of Sheepshead Bay Leasemark covers, 19 of the 35 places with a full liquor license (54%) have three or more others within 500 feet, so some blocks would need that hearing and others would not, so check the exact address. A beer and wine license is not subject to the rule and does not count toward it. Distances here are between map points, so check the exact address before you sign a lease.
How many storefronts are vacant in Sheepshead Bay?
Owners registered 323 ground- and second-floor storefronts in the part of Sheepshead Bay Leasemark covers for the end of 2025, and 32 of them (9.9%) stood vacant on December 31, 2025, against 9.2% citywide and 8.0% here a year earlier. The most storefronts are on Sheepshead Bay Road (92) and Nostrand Avenue (44). A vacant storefront is not always on the market: some are being renovated, held empty or already leased to a tenant who has not moved in.
Which large buildings in Sheepshead Bay have a vacant storefront?
Owners of 2 of the 6 large buildings Leasemark tracks in Sheepshead Bay with registered storefronts reported at least one vacant on December 31, 2025, 1 of them at 3 or more year ends in a row. The most vacant: 3861 Nostrand Avenue (6 of 10 storefronts) and 3860 Nostrand Avenue (1 of 13 storefronts). Each building's page shows its filings by year. A vacant storefront is not always on the market: some are being renovated, held empty or already leased to a tenant who has not moved in.
What subway lines serve Sheepshead Bay?
One subway station sits within about 0.6 mi of Sheepshead Bay's commercial core: Sheepshead Bay, served by the B and Q trains, roughly 10 minutes on foot. Walking times are straight-line estimates from MTA station data.
Is it free to post on Leasemark?
Yes. Posting a space or a requirement is free. Contact details are only shared when both sides accept an intro.