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WATCH WAY

LLOYD HARBOR, NY

CONCEPTUAL RENDERING

Watch Way is a 54.75 acre+/- waterfront estate of exceptional scale, privacy, and architectural ambition, an irreplaceable natural enclave offering 1,625’+/- of direct frontage on Oyster Bay and uninterrupted views over the Long Island Sound.

Positioned on the western edge of Lloyd Neck, the property is immersed in preserved parkland

and mature forests, forming one of the most private residential compounds on the entire North Shore. With fully approved plans and permits by REX Architecture, and significant site preparation already completed, Watch Way offers a rare opportunity to bring a world class architectural landmark to life.

WATCH WAY, LLOYD HARBOR, NY 5

WHERE LAND, WATER, AND VISION ALIGN

Watch Way occupies one of the most dramatic natural sites on Long Island, a sweeping bluff dramatically cresting above the Sound, framed by dense woodland and 180° waterfront vistas. Its topography, seclusion, and elevation create a setting more akin to a private nature preserve than a traditional estate property.

1,625’ DIRECT OYSTER BAY FRONTAGE+/-

54.75 ACRES+/-

SURROUNDED BY PROTECTED PARKLAND

A PRIVATE PENINSULA WITHIN A PRESERVE

The estate is surrounded by more than 1,500 acres+/- of federally and state protected land, including Caumsett State Historic Park Preserve (1,520 acres+/-), Target Rock National Wildlife Refuge, and the natural preserves and equestrian trails of Lloyd Neck.

CENTRE ISLAND

COVE NECK

Oyster Bay

Huntington Bay

LLOYD NECK

COLD SPRING HARBOR

LLOYD HARBOR

HUNTINGTON BAY

HUNTINGTON

East Neck Bay

LOCATION & CONNECTIVITY

ACCESSIBLE BY LAND, SEA, & AIR

Watch Way is serene and secluded, yet exceptionally well-positioned:

• Huntington Village – 10 min

• Marinas & Yacht Clubs – 8–12 min

• Republic Airport (Private) – 15 min

• JFK International – 50–60 min

• Manhattan – 1 hr 15–30 min

Preliminary review indicates the property may accommodate a private helipad installation subject to permitting and Village approval, offering future owners an additional mode of direct aerial access.

MANHATTAN

JOHN F. KENNEDY INTERNATIONAL AIRPORT

MIN

MIN WATCH WAY, LLOYD HARBOR,

LLOYD HARBOR, NY

LOCATION

• Set within the Prestigious Village of Lloyd Harbor

• Surrounded by Protected Lands: Caumsett State Historic Park Preserve & Target Rock National Wildlife Refuge

• Bordered by the Long Island Sound

• Private, Secluded Estate Encompassing Over 54 Park-Like Acres+/-

• Access to Private Shoreline

• Convenient Access to Major Highways, Republic Airport & JFK for Private and International Travel

NEARBY AMENITIES

• Huntington Village – Fine Dining, Boutiques, & Cultural Venues

• Local Marinas & Yacht Clubs Along the North Shore

• Equestrian Trails & Nature Preserves Throughout Lloyd Harbor

• Caumsett State Park – Hiking, Cycling, & Horseback Riding

PROPERTY OVERVIEW

• The Largest Available Waterfront Offering in Lloyd Harbor

• Plans & Permits Included by REX Architecture

• 54.75 Acres+/- | 2,385,007 SF+/-

• Accessible by Land, Boat, and Air

• 1,625’ Direct Oyster Bay Frontage+/-

• 180-Degree Northwest Exposure over the Long Island Sound

• Exceptional Width & Depth

• Private Driveway from Lloyd Lane

• Municipal Water

• Private Septic

• Electric / Gas: Underground Utilities Designed

LOT CAPABILITIES

• Capable of Yielding a Multi-Structure Estate Compound of Exceptional Scale and Privacy

• Zoning: Residential (Single-Family Estate)

• Allowable Lot Coverage: 238,500 SF+/- (10%)

• Approved Coverage: 214,889 SF+/- (9.01%)

• Remaining Allowable Coverage: 23,611 SF+/- (0.99%)

INCLUDED PLANS & PERMITS

• Over 41,000 SF+/- Distributed Across Seven Primary Volumes and Integrated Gallery Linkages

• Components Include:

Main Residence (18,411 SF+/- – Component A)

Guest Structures and Auxiliary Volumes (Components B–E)

Wellness Pavilion and Staff Facilities

Gallery Courtyard Connecting Living Volumes

• Amenities Include:

20+ Car Garage / Subterranean Entry Court

Padel Court

Private Cinema

Rooftop Terrace Overlooking the Sound

Full Wellness Banya

Woodland Trails

Private Beach Access

A VISION ALREADY UNDERWAY

A

FULLY ENTITLED

ARCHITECTURAL MASTERWORK YEARS IN THE MAKING

More than a concept, Watch Way is an architectural undertaking already in motion. Years of engineering, environmental studies, approvals, and entitlement work are complete. Full architectural plans are approved, all building, zoning, and environmental permits are secured, and key site development including driveway

access, initial clearing, excavation, and early foundation preparation is already in place.

Utility routes have been mapped and staged, allowing a purchaser to seamlessly recommence construction and bypass the lengthy planning and permitting process.

WATCH WAY, LLOYD HARBOR, NY 17

THE ARCHITECTURAL MASTERPLAN

SEVEN

SCULPTURAL VOLUMES CONNECTED BY GLASS AND LIGHT

The REX-designed estate is a composition of seven elevated architectural forms delicately placed to preserve the natural terrain. Floor-to-ceiling mirrored façades dissolve into the forest, and a central gallery connects each living volume through courtyards that rise around mature trees.

WATCH WAY, LLOYD HARBOR,

Key Program Elements

• Main Residence

• Guest Suites & Auxiliary Pavilions

• Wellness Pavilion

• Staff Facilities

• Central Gallery with Interior Gardens

• Rooftop Terrace

• Subterranean Auto Court with 20+ Car Parking

• Private Cinema, Wellness Wing, and Padel Court

WATCH WAY, LLOYD HARBOR,

PRIME BLUFF ELEVATION WITH PANORAMIC NORTHWEST EXPOSURE

INTERIOR

A LIVING SCULPTURE

FRAMED BY WATER AND FOREST

The interiors are defined by warmth, material precision, and uninterrupted sightlines to the Sound. The design features an expansive great room with a full glass façade, a private primary volume with panoramic waterfront exposure, a chef’s kitchen with concealed service pathways, and double-height gallery spaces.

WATCH WAY, LLOYD HARBOR, NY

Courtyard-grown trees rise through purposeful architectural openings milled wood, natural stone, and architect-selected materials establish a cohesive, natural palette.

CONCEPTUAL RENDERING

LIVING ABOVE IT ALL

A ROOFTOP TERRACE ABOVE THE SOUND

The rooftop offers one of the most extraordinary vantage points on Long Island:

• 180° Uninterrupted Views

• Elevated Bluff Positioning

• Lounge, Sunning Decks, Outdoor Dining

• Glass Railings for Unbroken Horizons

• Sunset Exposure over the Sound

LEGACY & MULTI-COMPOUND POTENTIAL

A RARE OPPORTUNITY FOR MULTI-ESTATE DEVELOPMENT

Preliminary studies show the ability to create up to three private estate sites (subject to Village review), while preserving privacy, natural landforms, and view corridors.

CONCEPTUAL RENDERING

EXISTING

APPROVED

APPROVED CABANA

APPROVED

APPROVED BANYA

WATCH WAY, LLOYD HARBOR, NY

CONCEPTUAL

MAIN LEVEL

WATCH WAY, LLOYD HARBOR, NY

CONCEPTUAL UPPER LEVEL

WATCH WAY, LLOYD HARBOR, NY

CONCEPTUAL ROOFTOP

WATCH WAY, LLOYD HARBOR, NY

CONCEPTUAL CELLAR LEVEL

WATCH WAY, LLOYD HARBOR, NY

CONCEPTUAL SUBCELLAR LEVEL

LEAD BY FOUNDING PRINCIPAL, JOSHUA RAMUS

ARCHITECTURAL VISIONARIES WITH GLOBAL RECOGNITION

REX is a globally recognized architectural studio celebrated for its visionary, structurally expressive designs and its commitment to creating architecture driven by purpose, performance, and environmental context. Led by Founding Principal Joshua Ramus, the firm approaches each project as a distinct design problem, resulting in forms that are both functionally exacting and artistically compelling.

REX’s international portfolio includes landmark works such as the Seattle Central Library— widely regarded as one of the most influential civic buildings of the 21st century—along with major cultural commissions and exhibitions for institutions such as Museum Boijmans Van Beuningen, the Perelman Performing Arts Center at the World Trade Center, and The Lindemann Performing Arts Center at Brown University. Their work continues to redefine typologies across performance spaces, cultural venues, and large-scale mixed-use developments.

The firm’s contributions to contemporary architecture have earned numerous accolades, including American Institute of Architects (AIA) National Honor Awards, recognition from prestigious international design juries, museum exhibitions, and honors from organizations such as Time magazine, the International Design Awards, CTBUH, and Fast Company, which named REX among the World’s Most Innovative Companies.

At the core of REX’s practice is an ethos that architecture should empower users, celebrate structure, and integrate intelligently with its surroundings—resulting in buildings that are at once visionary, resilient, and deeply connected to their environment.