THE CONDO BOOK PROJECT

1171 86th Street Condominium

1171 86th Street, Brooklyn, NY 11228

Overview

Units
8 residential · 7 parking
Subway
16 min walk to 86 St RBay Ridge-95 St R, 20 min
Principals
Sebastiano Piccininni
Offering price
$6.15 million total

The sponsor of record is 19th Hole Gardens, LLC, represented by Paul A. Leff, Esq.. The offering plan runs 235 pages. The sponsor has filed 1 amendment, the latest in February 2025. The nearest other condo plan on file is 8510 13th Avenue Condominium, 0.2 mi away.

Plan CD230159 · New · accepted Aug 5, 2024 · AG record ↗

Closings Pro

Homes closed75% of the homes in the plan6 of 8
Closingsfirst and latest recordedJan 27, 2026 – Sep 15, 2026

Sales recorded with the Department of Finance (ACRIS) through Sep 30, 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 6 closings
HomeRecordedClosing priceSchedule ADifference
3AJan 27, 2026$778,961one deed, 2 homes——
2CMar 25, 2026$758,596one deed, 2 homes——
3BJun 26, 2026$784,053one deed, 2 homes——
1BJul 1, 2026$804,418one deed, 2 homes——
1AJul 13, 2026$805,568one deed, 2 homes——
2ASep 15, 2026$758,596one deed, 2 homes——

Pro

Closings are for subscribers

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
19th Hole Gardens, LLC
Principals
Sebastiano Piccininni
Tax estimate
Moseson & AssociatesPrepared the first-year real estate tax projection
Construction lender
1450 Gun Hill Road LLC, Sterling Trust Company and Custodian FBO Ira Saferstein IRA Account # 080206$400,000 loan stated in the plan

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

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