THE CONDO BOOK PROJECT

Loft 21 Condominium

11-50 45th Road, Queens, NY 11101

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Overview

Loft 21 is a new seven-story condo at 11-50 45th Road in Long Island City with 67 apartments, 27 deeded parking spaces and a large commercial unit. Its offering plan lists one- to three-bedroom homes from about $1 million to $2.2 million, Bosch kitchens and in-unit laundry, and a lean first-year budget.

  • What it is: a new building with a cellar and seven floors, about 75 feet tall, on a roughly 4,050 sq ft lot at 45th Road, 46th Avenue and 21st Street. The site was previously the Science of the Soul Study Center. The plan expected construction to be substantially complete around January 1, 2027.
  • Entrances: the main residential entrance is 11-50 45th Road, with a second lobby door at 11-53 46th Avenue. The garage entrance is on 46th Avenue.
  • Size: 67 apartments, 27 parking units and 1 commercial unit.
  • Layouts: 30 one-bedrooms, 35 two-bedrooms and 2 three-bedrooms, from about 560 to 1,250 sq ft. Homes sit on floors 2 to 5 and a penthouse floor.
  • Offering prices: about $1 million to $1.2 million for one-bedrooms, $1.5 million to $2.2 million for two-bedrooms, and about $1.9 million to $2 million for the three-bedrooms. These are the sponsor's asking prices, not sales.
  • Common charges: roughly $370 to $890 a month, under the sponsor's first-year projection.

Compare

FigureThis building1Icon239 units · 0.4 miaccepted 2026Luma335 units · 0.3 miaccepted 2026
Common ChargesPer Square Foot / Month$0.68Above peers$0.65$0.52
Average Offering PricePer Apartment$1.48MAbove peers$1.23M$1.29M
Average PricePer Square Foot$1,809In line$1,833$1,767
Property TaxesPer Square Foot / Month$1.25Above peers$0.82$1.11
Average Unit SizeSquare Feet818 SFLarger671 SF732 SF

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Unit mix, closings, budgets, finishes and the team, against Icon and Luma, cited to the offering plans. No credit card required.

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How We Got This
  • 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.

Budget

What It Costs to Run

The sponsor projects a first-year budget of about $540,000 (calendar year 2027). Residential owners pay about $483,000 of it, and the commercial unit pays the rest. The largest lines:

Budget lineApprox. first-year cost
Service contracts (elevators, virtual doorman, fire alarm and more)$108,000
Labor$102,000
Insurance$75,000
Water and sewer$68,000
Management fee$60,000
Reserve fund$54,000
Common-area electricity$40,000

Common charges run about $370 a month for the smallest home to about $890 for the largest penthouse-floor unit. Estimated property taxes are higher, about $680 to $1,620 a month. Read more on common charges and estimating condo property taxes.

Good to know: the labor footnote describes a doorman at about $68,000 and two porters at $65,000 each, which adds up to more than the $102,000 budget line. The budget also shows $0 for gas. Ask how these lines will be updated. At closing you pay one month's common charges to the working capital fund and another month to the reserve fund. See working capital contributions and reserve funds.

From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size

The Building

Finishes

Kitchens

Kitchens are all Bosch: a 30-inch electric cooktop, a wall oven, a range hood, a dishwasher, a 30-inch built-in refrigerator and a 24-inch microwave drawer. Counters are quartz in a Calacatta gold look and cabinets are solid wood, both "or selected by developer." The sink is Kohler. See kitchen appliance brands in NYC condos.

Bathrooms

Bathrooms get a Kohler tub or a custom walk-in shower, with a Kohler shower kit in a titanium finish in secondary baths. The plan doesn't name a tile or stone.

Windows, Sound and Ceilings

  • Windows: a window wall and curtain wall system by BCG, with a 5-year system warranty.
  • Sound: floor and ceiling assemblies are designed to at least STC 50 and IIC 50, with a sound mat. See soundproofing in NYC condos.
  • Ceilings: the specs note heights of about 9 feet 11 inches to 10 feet 9 inches in some rooms on floors 4 and 5.

Laundry, Heating and Cooling

  • Laundry: every home has a 24-inch Bosch compact washer and dryer. There's no shared laundry room.
  • Heating and cooling: a VRF heat pump system with Mitsubishi condensers on the roof. Read more on heating and cooling systems.
  • Hot water: each apartment has its own electric water heater (50 gallons for a one-bedroom).
  • Utilities: you pay for your own electricity. Water is on one building meter and paid through common charges.

Listings: Loft 21, 11-50 45th Road on StreetEasy

Amenities, Staffing & Transportation

The amenity list is short:

  • Second floor: a recreation room of about 1,120 sq ft, a recreation space of about 750 sq ft and a shared roof terrace. The plan says these rooms will be delivered unfurnished.
  • First floor: a bike room for 35 bikes, mailboxes and a package locker in the lobby.
  • Intercom: a Latch video intercom with a touch screen in each apartment.

Good to know: amenities are first come, first served, and the board sets the rules. There's no gym or pool. The sponsor has up to 24 months after the first closing to finish the shared spaces. Compare with amenities by building size.

Outdoor space: three second-floor homes have private terraces of about 320 to 470 sq ft. Several penthouse-floor homes have terraces of about 250 to 680 sq ft, and some homes on floors 4, 5 and the penthouse floor have small balconies.

Staffing and Services

The condo won't have staff on its own payroll. A third-party company would provide:

  • 1 full-time doorman
  • 2 full-time porters, who clean common areas and the sidewalk and handle trash

The budget also pays about $45,000 a year for a virtual doorman service. The plan doesn't spell out the doorman's hours. See where condo common charges go for context.

Transportation

  • Subway: 3 min walk to 21 St G; Court Sq-23 St 7 E F G M, 3 min
  • Parking: 27 parking units in the plan

Fine Print

What's Specific to It

  • Deeded parking in the building. 27 parking spaces on the first floor are sold as their own units, at $150,000 each. Spaces go first to owners, and extras can be offered to the public.
  • A big commercial unit. One non-residential unit of about 15,900 sq ft carries about 21% of the common interest and appoints one of the seven board members.
  • Low common charges. The residential share of the first-year budget is about $483,000, or roughly $600 per apartment per month on average.
  • Electric apartments. Each home has a Bosch electric cooktop, its own electric water heater and Mitsubishi heat pump heating and cooling.
  • A neighbor by the same developer. The sponsor's principal has a condo of about the same height right next door, so some views face it.

Listing photos of Loft 21 can show you the layouts. The offering plan, the document the developer filed with the New York Attorney General, tells you how the building will be run and what you agree to when you buy. New to these documents? Start with what a condo offering plan is.

Fine Print Worth Knowing

  • Sponsor control. The sponsor names the residential board members until all units are sold or five years after the first closing, whichever comes first. After that, it still appoints one member as long as it owns a unit.
  • No condo tax abatement. Owners won't get the city's Cooperative and Condominium Tax Abatement, and the board doesn't plan to apply during sponsor control. Taxes may rise once the building is reassessed after construction.
  • Temporary certificate of occupancy. Closings can happen on a temporary certificate. The sponsor expects that and must use best efforts to get a final one within two years. If only a partial temporary certificate is issued, insurance could cost about four times the budget.
  • No implied warranty. New York's housing merchant warranty doesn't apply because the building is over five stories. The roof has a 1-year manufacturer warranty.
  • Future costs. The first facade inspection under Local Law 11, estimated at about $15,000, isn't in the budget. Local Law 97 emissions limits apply, and the sponsor expects the building to comply.
  • Accessible parking space. Space P1 is designated accessible. Its owner can be required to trade or sell it to an owner who later needs an accessible space.
  • Contract terms. Your purchase isn't contingent on getting a mortgage, and you waive a jury trial. Sponsor's attorney fees are about $2,350 plus a $250 ACRIS fee.

Team

The plan doesn't name an interior designer. For other Long Island City buildings, see Cresyn, Paragon and Radiant.

Nearby

FAQ

Does Loft 21 have parking?

Yes. There are 27 deeded parking spaces on the first floor, each listed at $150,000 and sold separately from the apartments. Owners get first chance at them. Read more on deeded vs. licensed parking.

How much are common charges at Loft 21?

Under the sponsor's first-year projection, roughly $370 to $890 a month depending on the unit, with estimated property taxes of about $680 to $1,620 a month on top.

Does Loft 21 have a doorman?

The budget calls for one full-time doorman supplied by an outside company, plus a virtual doorman service. The plan doesn't say whether the desk is staffed around the clock.

Where this comes from: the building's offering plan (CD250353), filed with the New York Attorney General and accepted March 23, 2026, including its Schedule A price list, Schedule B first-year budget and building specifications. Prices are the sponsor's offering prices, not sales. Updated October 2026.