Allura Waterfront Condominium
109-09 15th Avenue, Queens, NY 11356
Overview
- Units
- 134 residential · 1 parking · 1 commercial
- Subway
- 55 min walk to Flushing-Main St 7Mets-Willets Point 7, 65 min
- Principals
- Choy Ling ("Rita") Lam
- Offering price
- $146.2 million total
- Floor plans
- Page 32 of the plan
The sponsor of record is Waterfront Resort Holdings LLC, represented by Marans, Weisz & Newman, LLC. The offering plan runs 412 pages. The sponsor has filed 4 amendments, the latest in May 2022. The nearest other condo plan on file is Waterview Marina Condominium, next door.
Plan CD180376 · New · accepted May 20, 2019 · AG record ↗
Compare
| Figure | This building1 | Tangram House West2132 units · 2.1 miaccepted 2021 | Tangram House South3192 units · 2.1 miaccepted 2017 |
|---|---|---|---|
| Average Offering PricePer Apartment | $1.09MBelow peers | $1.12M | $1.11M |
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Unit mix, closings, budgets, finishes and the team, against Tangram House West and Tangram House South, cited to the offering plans. No credit card required.
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- Comps: the closest Queens plans on size, $/SF and launch date, within 2 miles when possible.
- Figures: each building's own offering plan, filed with the NY Attorney General. Nothing is estimated.
- Checked: a price list publishes only when its math adds up, and building pages cite the plan pages.
- Labels: In line is between the comps; Below/Above peers is past both by up to 15%; Lowest/Highest by more.
Closings Pro
| Homes closed23% of the homes in the plan | 31 of 134 |
| Closingsfirst and latest recorded | Jun 11, 2021 – Mar 23, 2026 |
Sales recorded with the Department of Finance (ACRIS) through May 31, 2026: deeds, or transfer tax filings for a building on leased land, of $10,000 or more. A home's first sale since the plan was filed is the sponsor's closing; resales aren't counted. Closing prices are compared with the same home's Schedule A price, as first offered; a deed covering more than one home isn't compared. Amendments often change prices before a home closes, and a deed that includes parking or storage counts its full price. ACRIS records a sale weeks after closing, so recent contracts don't appear yet. Every building's sales.
All 31 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| N401 | Jun 11, 2021 | $529,490 | — | — |
| E309 | Jun 28, 2021 | $525,417 | — | — |
| N505 | Jul 20, 2021 | $896,060 | — | — |
| N308 | Aug 6, 2021 | $997,885 | — | — |
| N208 | Sep 15, 2021 | $997,885 | — | — |
| N101 | Oct 22, 2021 | $539,673 | — | — |
| N408 | Nov 23, 2021 | $997,885 | — | — |
| PHS04 | Jan 10, 2022 | $833,008 | — | — |
| E201 | Jan 14, 2022 | $814,600 | — | — |
| N509 | Mar 1, 2022 | $697,808 | — | — |
| E306 | Apr 15, 2022 | $529,490 | — | — |
| E204 | May 10, 2022 | $496,860 | — | — |
| PHS02 | May 13, 2022 | $865,513 | — | — |
| E307 | Jun 13, 2022 | $456,300 | — | — |
| E305 | Jun 17, 2022 | $405,600 | — | — |
| E304 | Jun 21, 2022 | $580,403 | — | — |
| PHS07 | Jul 20, 2022 | $692,410 | — | — |
| N510 | Jul 28, 2022 | $751,469 | — | — |
| N403 | Aug 16, 2022 | $556,259 | — | — |
| PHN11 | Sep 1, 2022 | $960,000 | — | — |
| N406 | May 13, 2024 | $535,007 | — | — |
| N404 | Oct 21, 2024 | $604,192 | — | — |
| N204 | Dec 21, 2024 | $611,512 | — | — |
| E202 | Oct 30, 2025 | $490,359 | — | — |
| PHS11 | Nov 20, 2025 | $688,975 | — | — |
| N105 | Nov 24, 2025 | $470,110 | — | — |
| E203 | Dec 8, 2025 | $344,915 | — | — |
| E303 | Mar 12, 2026 | $383,498 | — | — |
| N409 | Mar 12, 2026 | $493,464 | — | — |
| PHN10 | Mar 17, 2026 | $599,896 | — | — |
| N503 | Mar 23, 2026 | $395,523 | — | — |
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Closings are for subscribers
Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.
Budget
From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size
Team
- Sponsor
- Waterfront Resort Holdings LLC
- Principals
- Choy Ling ("Rita") Lam
- Counsel
- Marans, Weisz & Newman, LLC
- Tax estimate
- Thomas E. BerinatoPrepared the first-year real estate tax projection
From our research: Do NYC Developers Rehire the Same Firms?
Nearby
- Waterview Marina Condominiumnext door · 34 units · 2007
- Kristi Rose Gardens Condominium0.4 mi · 14 units · 2017
- College Point Plaza Condominium0.7 mi · 14 units · 12 parking · 2019
- 122-06 25th Avenue Condominium0.8 mi · 6 units · 3 parking · 2011
- 122-14 25th Avenue Condominium0.8 mi · 6 units · 4 parking · 2007
- Powell Cove Estates Condominium I0.9 mi · 61 units · 25 parking · 2008