THE CONDO BOOK PROJECT

1155 Bedford Avenue Condominium

1155 Bedford Avenue, Brooklyn, NY 11216

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Overview

Units
7 residential
Subway
5 min walk to Nostrand Av A CFranklin Av C S, 6 min
Principals
Leslie Xia
Average $/sf
$1,176Homes in Schedule A, as first offered
Common charges
$396–$762 a monthSponsor's first-year estimate in Schedule A, July 1, 2024-June 30, 2025
Offering price
$6.62 million total $6 million when first offered

The sponsor of record is 1155 Bedford Avenue Realty LLC, represented by The Law Office Of Jay Lichtman, P.C.. The offering plan runs 375 pages. The sponsor has filed 1 amendment, the latest in May 2024. The nearest other condo plan on file is 1153 Bedford Avenue Condominium, next door.

Plan CD230348 · New · accepted Apr 15, 2024 · AG record ↗

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FigureThis building1226 Putnam25 units · 0.1 miaccepted 2024Park Lee Fulton311 units · 0.2 miaccepted 2024
Common ChargesPer Square Foot / Month$0.70Below peers$0.72$0.71
Average Offering PricePer Apartment$910,000In line$920,000$785,455
Average PricePer Square Foot$1,176In line$1,217$1,169
Property TaxesPer Square Foot / Month$0.36Lowest$0.78$1.00
Average Unit SizeSquare Feet774 SFLarger756 SF672 SF

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Unit mix, closings, budgets, finishes and the team, against 226 Putnam and Park Lee Fulton, cited to the offering plans. No credit card required.

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How We Got This
  • Comps: the closest Brooklyn 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 closed100% of the homes in Schedule A7 of 7
Closing prices vs. Schedule A7 homes: $6,349,505 at closing against $6,370,000 in Schedule A (p. 35)−0.3%
Average closing price7 homes, on their Schedule A square feet$1,172 / SF
Closingsfirst and latest recordedSep 5, 2024 – May 28, 2025

Sales recorded with the Department of Finance (ACRIS) through Jun 30, 2025: 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 7 closings
HomeRecordedClosing priceSchedule ADifference
3RSep 5, 2024$751,798$745,000 p. 35+0.9%
2RSep 9, 2024$741,707$725,000 p. 35+2.3%
2FSep 18, 2024$703,000$685,000 p. 35+2.6%
4FSep 24, 2024$1,095,000$1,100,000 p. 35−0.5%
4ROct 30, 2024$1,168,000$1,150,000 p. 35+1.6%
3FMar 3, 2025$720,000$715,000 p. 35+0.7%
1May 28, 2025$1,170,000$1,250,000 p. 35−6.4%

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Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.

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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
1155 Bedford Avenue Realty LLC
Principals
Leslie Xia
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
S3 Capital$2.5 million recorded

From our research: Do NYC Developers Rehire the Same Firms?

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