Grand Three At Sky View Parc
131-01 40th Road, Queens, NY 11354
Overview
A 280-unit tower in Flushing, the last of three Grand towers built on a podium above the Shops at Sky View Center. Owners join a 1,241-unit homeowners association that runs the pool, Grand Club and rooftop plaza, and the plan tells buyers to assume no 421-a abatement.
- Address: 131-01 40th Road, Flushing, Queens
- Plan: CD150390, accepted for filing in May 2016
- Residences: 280, on floors 8 to 19 (there's no 13 or 14) and three penthouse levels on floors 21 to 23. Unit 9J goes to the board as the resident manager's apartment.
- Outdoor space: balconies on most units, and private terraces on floor 8 and in the courtyards next door
- Parking and storage: no parking or storage units. Valet parking is run by the garage operator for a fee, and the building has no bike or storage rooms.
- First offering: on floors 8 to 11, studios were priced from $530,888 to $560,888, one-bedrooms from $731,888 to about $1.06 million and two-bedrooms from about $1.12 million to $1.38 million, rising with the floor (sponsor offering prices, not sales). The Attorney General's record now lists about $284 million for the whole offering.
Closings Pro
| Homes closed88% of the homes in the plan | 247 of 280 |
| Closingsfirst and latest recorded | Jul 28, 2017 – Jun 21, 2024 |
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 247 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| 15Y | Jul 28, 2017 | $992,527 | — | — |
| 12G | Sep 18, 2017 | $789,895 | — | — |
| 12H | Sep 18, 2017 | $789,895 | — | — |
| 19T | Sep 18, 2017 | $1,015,947 | — | — |
| 16H | Sep 20, 2017 | $815,351 | — | — |
| 15R | Sep 25, 2017 | $957,906 | — | — |
| 10G | Sep 27, 2017 | $778,694 | — | — |
| 12V | Sep 27, 2017 | $1,295,965 | — | — |
| 17L | Sep 27, 2017 | $593,373 | — | — |
| 12Q | Sep 28, 2017 | $1,329,783 | — | — |
| 12T | Sep 28, 2017 | $970,125 | — | — |
| 17K | Sep 28, 2017 | $751,202 | — | — |
| 19R | Oct 3, 2017 | $1,896,733 | — | — |
| 15Q | Oct 4, 2017 | $1,325,495 | — | — |
| 17R | Oct 4, 2017 | $974,198 | — | — |
| 15S | Oct 6, 2017 | $973,180 | — | — |
| 15T | Oct 6, 2017 | $980,308 | — | — |
| 16V | Oct 6, 2017 | $1,316,330 | — | — |
| 11L | Oct 10, 2017 | $567,917 | — | — |
| 18K | Oct 11, 2017 | $756,802 | — | — |
| 18H | Oct 12, 2017 | $810,769 | — | — |
| 12S | Oct 17, 2017 | $962,998 | — | — |
| 16T | Oct 17, 2017 | $989,981 | — | — |
| 20Z | Oct 17, 2017 | $1,402,882 | — | — |
| 11H | Oct 20, 2017 | $800,078 | — | — |
| 15G | Oct 20, 2017 | $793,968 | — | — |
| 9G | Oct 23, 2017 | $773,603 | — | — |
| 15K | Oct 23, 2017 | $741,019 | — | — |
| 12R | Oct 24, 2017 | $958,893 | — | — |
| 16L | Oct 24, 2017 | $588,791 | — | — |
| 10L | Oct 25, 2017 | $567,917 | — | — |
| 12J | Oct 25, 2017 | $780,731 | — | — |
| 16C | Oct 26, 2017 | $875,428 | — | — |
| 18A | Oct 26, 2017 | $1,675,264 | — | — |
| 9K | Oct 31, 2017 | $729,147 | — | — |
| 11K | Oct 31, 2017 | $739,450 | — | — |
| 12K | Oct 31, 2017 | $744,601 | — | — |
| 16K | Oct 31, 2017 | $754,903 | — | — |
| 18R | Oct 31, 2017 | $1,914,965 | — | — |
| 18L | Nov 1, 2017 | $598,973 | — | — |
| 12C | Nov 3, 2017 | $864,737 | — | — |
| 18F | Nov 3, 2017 | $1,140,173 | — | — |
| 11J | Nov 6, 2017 | $760,366 | — | — |
| 11V | Nov 10, 2017 | $1,275,600 | — | — |
| PH1R | Nov 10, 2017 | $1,481,796 | — | — |
| PH2Y | Nov 10, 2017 | $1,079,078 | — | — |
| 19H | Nov 13, 2017 | $830,625 | — | — |
| 11Y | Nov 14, 2017 | $960,452 | — | — |
| 20Y | Nov 14, 2017 | $1,054,131 | — | — |
| PH1Y | Nov 16, 2017 | $965,034 | — | — |
| PH2P | Nov 27, 2017 | $919,722 | — | — |
| PH3Q | Nov 28, 2017 | $1,382,517 | — | — |
| PH1V | Nov 29, 2017 | $1,407,973 | — | — |
| 16G | Nov 30, 2017 | $799,059 | — | — |
| 11T | Dec 6, 2017 | $959,943 | — | — |
| PH3C | Dec 6, 2017 | $1,385,571 | — | — |
| 17S | Dec 7, 2017 | $989,981 | — | — |
| 12L | Dec 8, 2017 | $578,608 | — | — |
| 10R | Dec 11, 2017 | $924,813 | — | — |
| 18V | Dec 12, 2017 | $1,340,768 | — | — |
| 18Q | Dec 13, 2017 | $1,350,442 | — | — |
| PH1C | Dec 13, 2017 | $1,396,263 | — | — |
| 17C | Dec 14, 2017 | $880,010 | — | — |
| PH2V | Dec 15, 2017 | $1,396,772 | — | — |
| 15H | Dec 18, 2017 | $810,769 | — | — |
| 10H | Dec 28, 2017 | $794,986 | — | — |
| PH2C | Dec 28, 2017 | $1,391,172 | — | — |
| 16J | Jan 4, 2018 | $792,441 | — | — |
| 16R | Jan 4, 2018 | $966,052 | — | — |
| PH3Y | Jan 4, 2018 | $1,065,841 | — | — |
| PH3V | Jan 9, 2018 | $1,383,535 | — | — |
| 11C | Jan 10, 2018 | $859,645 | — | — |
| PH2R | Jan 10, 2018 | $1,922,189 | — | — |
| 19Z | Jan 16, 2018 | $1,397,790 | — | — |
| 15L | Jan 17, 2018 | $584,209 | — | — |
| 20G | Jan 19, 2018 | $842,844 | — | — |
| 17G | Jan 25, 2018 | $804,660 | — | — |
| 8T | Jan 26, 2018 | $1,413,573 | — | — |
| 16S | Jan 30, 2018 | $981,835 | — | — |
| 16N | Feb 1, 2018 | $1,331,604 | — | — |
| 17Z | Feb 7, 2018 | $1,367,752 | — | — |
| 20J | Feb 8, 2018 | $811,278 | — | — |
| PH3R | Feb 12, 2018 | $1,913,534 | — | — |
| 11N | Feb 13, 2018 | $1,286,292 | — | — |
| 8C | Feb 15, 2018 | $873,901 | — | — |
| 19Q | Feb 15, 2018 | $1,339,241 | — | — |
| 17Q | Feb 21, 2018 | $1,340,768 | — | — |
| 15M | Feb 22, 2018 | $1,306,148 | — | — |
| 19C | Feb 26, 2018 | $1,375,389 | — | — |
| 19G | Feb 26, 2018 | $814,333 | — | — |
| 8N | Feb 28, 2018 | $948,936 | — | — |
| 17D | Feb 28, 2018 | $1,160,822 | — | — |
| 18T | Feb 28, 2018 | $1,009,328 | — | — |
| PH1Q | Mar 9, 2018 | $1,377,935 | — | — |
| PH1T | Mar 9, 2018 | $1,484,851 | — | — |
| 9J | Mar 15, 2018 | $777,167 | — | — |
| 18G | Mar 28, 2018 | $809,242 | — | — |
| 12M | Mar 30, 2018 | $1,301,057 | — | — |
| 12N | Mar 30, 2018 | $1,316,840 | — | — |
| 10Y | Apr 2, 2018 | $955,361 | — | — |
| 18C | Apr 4, 2018 | $885,102 | — | — |
| PH2K | Apr 9, 2018 | $1,276,110 | — | — |
| 9H | Apr 10, 2018 | $802,114 | — | — |
| PH2G | Apr 11, 2018 | $853,027 | — | — |
| 17V | Apr 12, 2018 | $1,328,549 | — | — |
| 11G | Apr 17, 2018 | $783,786 | — | — |
| 9P | Apr 18, 2018 | $817,897 | — | — |
| 15J | Apr 20, 2018 | $787,350 | — | — |
| 16F | Apr 23, 2018 | $1,135,591 | — | — |
| 10C | Apr 26, 2018 | $854,554 | — | — |
| 20F | May 3, 2018 | $1,150,865 | — | — |
| 15N | May 8, 2018 | $1,342,296 | — | — |
| 20K | May 8, 2018 | $1,265,927 | — | — |
| 20Q | May 23, 2018 | $1,392,699 | — | — |
| 19Y | May 29, 2018 | $1,077,042 | — | — |
| PH2Q | May 29, 2018 | $1,401,863 | — | — |
| 18Z | Jun 1, 2018 | $1,378,444 | — | — |
| 17J | Jun 5, 2018 | $816,879 | — | — |
| 17H | Jun 7, 2018 | $820,952 | — | — |
| 20C | Jun 7, 2018 | $1,382,008 | — | — |
| 16Q | Jun 11, 2018 | $1,344,841 | — | — |
| 10K | Jun 25, 2018 | $726,255 | — | — |
| PH3G | Jun 25, 2018 | $853,027 | — | — |
| 15C | Jun 28, 2018 | $869,319 | — | — |
| PH3M | Jun 29, 2018 | $2,651,256 | — | — |
| 16D | Jul 6, 2018 | $1,142,719 | — | — |
| 20D | Jul 16, 2018 | $1,163,084 | — | — |
| 10F | Aug 1, 2018 | $1,122,863 | — | — |
| 9R | Aug 3, 2018 | $930,046 | — | — |
| 9S | Aug 3, 2018 | $945,500 | — | — |
| 19D | Aug 3, 2018 | $1,233,970 | — | — |
| 20R | Aug 6, 2018 | $1,902,333 | — | — |
| 18J | Aug 10, 2018 | $827,570 | — | — |
| PH3H | Aug 10, 2018 | $863,718 | — | — |
| 19K | Aug 23, 2018 | $1,321,422 | — | — |
| 15F | Aug 27, 2018 | $1,189,558 | — | — |
| 11D | Aug 30, 2018 | $1,127,954 | — | — |
| 9L | Sep 4, 2018 | $598,464 | — | — |
| 16Z | Sep 4, 2018 | $1,331,604 | — | — |
| 19W | Sep 5, 2018 | $1,317,349 | — | — |
| 20H | Sep 18, 2018 | $858,627 | — | — |
| 12Y | Sep 20, 2018 | $980,817 | — | — |
| 19J | Sep 27, 2018 | $832,967 | — | — |
| 10T | Oct 1, 2018 | $955,361 | — | — |
| 9D | Oct 3, 2018 | $1,117,772 | — | — |
| 17M | Oct 26, 2018 | $2,548,922 | — | — |
| 15V | Oct 30, 2018 | $1,311,239 | — | — |
| PH3D | Oct 31, 2018 | $1,199,232 | — | — |
| PH2H | Nov 6, 2018 | $868,810 | — | — |
| 8R | Nov 15, 2018 | $1,423,247 | — | — |
| 16A | Nov 20, 2018 | $1,708,866 | — | — |
| 10J | Nov 29, 2018 | $785,822 | — | — |
| 16Y | Nov 30, 2018 | $1,019,511 | — | — |
| 10S | Dec 13, 2018 | $944,669 | — | — |
| PH3J | Dec 27, 2018 | $853,536 | — | — |
| PH2J | Jan 3, 2019 | $858,118 | — | — |
| 8D | Jan 15, 2019 | $1,200,759 | — | — |
| 12D | Feb 8, 2019 | $1,138,646 | — | — |
| PH2W | Feb 8, 2019 | $1,332,113 | — | — |
| 11S | Feb 27, 2019 | $959,943 | — | — |
| 10A | Mar 26, 2019 | $1,513,655 | — | — |
| 8G | Apr 17, 2019 | $1,091,920 | — | — |
| 19P | May 6, 2019 | $787,449 | — | — |
| 8J | May 21, 2019 | $970,035 | — | — |
| 19F | May 28, 2019 | $1,056,586 | — | — |
| 20A | Jun 3, 2019 | $1,093,752 | — | — |
| 19V | Jun 13, 2019 | $1,217,877 | — | — |
| 11W | Jun 20, 2019 | $1,104,282 | — | — |
| 20V | Jun 26, 2019 | $1,234,373 | — | — |
| 19A | Jul 11, 2019 | $1,084,588 | — | — |
| 15A | Jul 15, 2019 | $1,501,562 | — | — |
| 10Z | Jul 22, 2019 | $1,161,466 | — | — |
| 18D | Jul 23, 2019 | $1,052,513 | — | — |
| PH3W | Aug 16, 2019 | $1,244,658 | — | — |
| 11Q | Aug 26, 2019 | $1,169,307 | — | — |
| 20W | Sep 13, 2019 | $1,196,799 | — | — |
| PH3T | Oct 3, 2019 | $920,344 | — | — |
| 10V | Dec 9, 2019 | $1,100,971 | — | — |
| 11R | Dec 19, 2019 | $850,391 | — | — |
| PH3F | Jan 15, 2020 | $1,080,006 | — | — |
| 9W | Feb 3, 2020 | $910,049 | — | — |
| PH2T | Apr 28, 2020 | $928,349 | — | — |
| 20T | May 29, 2020 | $914,849 | — | — |
| PH1P | Aug 28, 2020 | $771,850 | — | — |
| 16M | Oct 1, 2020 | $1,171,749 | — | — |
| 8M | Dec 7, 2020 | $872,850 | — | — |
| 9F | Dec 9, 2020 | $988,149 | — | — |
| PH1N | Dec 10, 2020 | $2,099,649 | — | — |
| 20M | Dec 15, 2020 | $2,320,149 | — | — |
| 10Q | Jan 7, 2021 | $1,102,350 | — | — |
| 17W | Feb 18, 2021 | $1,086,850 | — | — |
| 9Q | May 12, 2021 | $1,130,349 | — | — |
| 11A | Jun 4, 2021 | $1,465,149 | — | — |
| 17T | Jun 4, 2021 | $894,549 | — | — |
| 15Z | Jul 16, 2021 | $1,186,149 | — | — |
| 18W | Jul 21, 2021 | $1,115,000 | — | — |
| PH3K | Jul 23, 2021 | $1,124,690 | — | — |
| 17A | Aug 10, 2021 | $1,514,649 | — | — |
| 17Y | Aug 16, 2021 | $907,999 | — | — |
| 18Y | Aug 19, 2021 | $914,319 | — | — |
| 15D | Sep 1, 2021 | $1,056,149 | — | — |
| PH1J | Sep 13, 2021 | $1,097,049 | — | — |
| 9N | Oct 6, 2021 | $871,149 | — | — |
| 11Z | Nov 5, 2021 | $1,173,838 | — | — |
| 12Z | Dec 20, 2021 | $1,159,649 | — | — |
| PH1K | Jan 5, 2022 | $1,162,350 | — | — |
| 8Q | Jan 19, 2022 | $1,152,350 | — | — |
| PH1G | Jan 26, 2022 | $1,117,749 | — | — |
| 9M | Mar 17, 2022 | $951,850 | — | — |
| 10P | May 9, 2022 | $741,149 | — | — |
| PH1W | May 11, 2022 | $1,226,249 | — | — |
| PH2D | May 12, 2022 | $1,068,350 | — | — |
| PH3A | Jun 2, 2022 | $2,252,350 | — | — |
| PH1A | Jun 28, 2022 | $2,134,781 | — | — |
| 10M | Jun 29, 2022 | $1,204,149 | — | — |
| 17F | Jun 29, 2022 | $1,087,149 | — | — |
| 15W | Jun 30, 2022 | $1,177,649 | — | — |
| PH3P | Jul 21, 2022 | $851,850 | — | — |
| PH2F | Aug 4, 2022 | $1,111,850 | — | — |
| PH2A | Sep 16, 2022 | $2,410,649 | — | — |
| 15P | Sep 30, 2022 | $781,850 | — | — |
| 8V | Nov 21, 2022 | $1,196,949 | — | — |
| 12W | May 24, 2023 | $1,161,850 | — | — |
| 11P | Jun 15, 2023 | $770,299 | — | — |
| 8K | Jun 30, 2023 | $1,175,000 | — | — |
| 10W | Sep 11, 2023 | $1,175,000 | — | — |
| 8F | Sep 22, 2023 | $1,108,000 | — | — |
| 11M | Sep 26, 2023 | $1,100,000 | — | — |
| 16W | Sep 28, 2023 | $1,100,000 | — | — |
| PH1D | Oct 25, 2023 | $1,070,000 | — | — |
| PH1F | Nov 6, 2023 | $1,080,000 | — | — |
| 12A | Dec 13, 2023 | $1,350,000 | — | — |
| 12F | Dec 13, 2023 | $1,050,000 | — | — |
| 9V | Jan 10, 2024 | $990,000 | — | — |
| 10N | Jan 18, 2024 | $980,000 | — | — |
| 10D | Jan 29, 2024 | $918,000 | — | — |
| 11F | Feb 1, 2024 | $928,000 | — | — |
| 16P | Feb 29, 2024 | $660,000 | — | — |
| 12P | Mar 13, 2024 | $650,000 | — | — |
| 17P | Mar 22, 2024 | $670,000 | — | — |
| 18P | Mar 29, 2024 | $680,000 | — | — |
| 19M | Mar 29, 2024 | $1,950,000 | — | — |
| 20P | Apr 15, 2024 | $685,000 | — | — |
| 9T | Apr 16, 2024 | $750,000 | — | — |
| 8P | Apr 22, 2024 | $630,000 | — | — |
| 18M | May 16, 2024 | $2,000,000 | — | — |
| PH2M | Jun 21, 2024 | $2,007,200 | — | — |
Pro
Closings are for subscribers
Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.
Budget
What It Costs to Run
The sponsor projected a first-year budget (calendar 2018) of about $2.32 million, all paid through common charges. Here's how that works out per month, per Schedule A, for homes on floors 8 to 11:
- About $380 to $390 a month for studios.
- About $520 to $780 a month for one-bedrooms.
- About $770 to $980 a month for two-bedrooms.
Notable lines:
- HOA charges: about $531,000, including about $149,000 for the pool and Grand Club.
- Staff: about $444,000.
- Common electricity and cooking gas: about $367,000.
- Service contracts: about $284,000, mostly the contract doorman.
- Insurance: $179,000, based on a Marsh estimate and including flood coverage.
- Management fee: $80,000 (about $325 a unit) to Related Management, on a three-year deal that rises 5% a year after that.
Good to know: there's no reserve fund and only a $30,000 contingency. At closing you pay two months of common charges into working capital, plus a share of the manager's apartment (about $804,000 with closing costs), roughly $1,600 to $4,100 per unit on floors 8 to 11. Year-one taxes total about $1.46 million, assuming the building is taxed as 70% complete for half the year, so the plan expects them to rise. See why operating costs differ, how 421-a works and our common charge benchmarks.
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
The architect's report lists one finish package for the whole tower (compare with our NYC condo finishes guide).
Kitchen
- Scavolini cabinets in glossy lacquer and/or laminate with brushed metal pulls.
- A Bosch 30-inch, five-burner slide-in gas range, a Bosch 500 Series over-the-range microwave and hood, and a Bosch 30-inch bottom-freezer refrigerator.
- A Bosch Ascenta 24-inch dishwasher, or an 18-inch panel-ready Bosch in studios, and a Vigo undermount sink.
See how these brands compare in our kitchen appliance brands research, and why cooking gas matters in gas vs. induction.
Baths
- A Kohler Gabrielle one-piece toilet, a Kohler Archer acrylic tub and a Scavolini Monobloc countertop basin.
- Porcelain tile on bathroom floors and walls.
Floors, Ceilings and Windows
- Kahrs engineered white oak floors, 5 inches wide and 1/2 inch thick, over a sound-isolation underlayment.
- Ceilings of about 7 feet 10 inches to 9 feet, and about 8 feet in kitchens, baths and foyers.
- A glass curtain wall and window wall with laminated insulated glass, rated for sound to meet the area's acoustic requirements.
Laundry, Heating and Cooling
- A stacked Bosch 24-inch compact washer and a ventless Bosch Axxis condensation dryer in every unit. There's no shared laundry room.
- Water-source heat pumps in each home with a programmable thermostat, on a building water loop heated by gas condensing boilers and cooled by shared cooling towers.
- Electricity is submetered. Cooking gas, heat, hot water and water are paid through common charges. Schedule B-1 estimates in-unit electricity at about $1,900 a year for a studio and about $3,100 for a 1,000-square-foot two-bedroom.
Amenities, Staffing & Transportation
Almost all the amenities belong to or are run by the homeowners association and are shared with the other towers (compare with amenities by building size).
The Grand Club
- A 7,964-square-foot club south of Grand Three, for the three Grand towers: a lounge with a gas fireplace, a multi-purpose room with a show kitchen, a gym and men's and women's changing rooms.
- A spa with a whirlpool, steam room, massage room and lounge, plus an outdoor exercise deck and garden. Spa services cost extra.
- A Grand Club Multi-Purpose Room on floor 8 of Grand Three, planned as children's play space by day.
Pool and Rooftop Plaza
- A 28-by-75-foot outdoor pool, about 4 feet deep, between Grand One and Grand Two, open 10 a.m. to 8 p.m. from Memorial Day to Labor Day with a lifeguard. No night swimming.
- Two tennis courts, a multi-purpose court with two basketball backstops, a dog run, a putting green, chess tables and two playgrounds.
- Courtyards with outdoor dining and cooking areas you can rent from the HOA.
Good to know: the plan warns the pool, the Grand Club, the western rooftop plaza and full staffing may not be ready until 12 months after the first closing. The Grand Club is expected to be run by an outside company, and its operator can let Phase I owners in for a fee.
Staffing and Services
Grand Three's own year-one budget is lean, and the HOA covers the shared spaces:
- Building staff: a resident manager, a handyman and 2.5 Local 32BJ porters (half a porter is shared with Grand Two), about $444,000 with benefits.
- Lobby: a 24/7 doorman at the Grand Three lobby, from an outside security contractor.
- HOA staff: a property manager, office manager, resident manager, handyman and two porters, plus a 24/7 doorman at the street lobby and a roving guard on the plaza.
- Elevators: two passenger elevators serve floors 8 to 23, with a shared service elevator from the loading dock. The sponsor pays the elevator contract in year one.
Package rooms sit by both lobbies, but staff won't sign for packages. Our doorman cost guide puts these numbers in context.
Transportation
- Subway: 8 min walk to Flushing-Main St 7
Fine Print
What's Specific to It
- Homes above a mall: the shopping center fills the cellar through floor 5. You reach the homes by elevator from a street lobby at Roosevelt Avenue and College Point Boulevard up to a Sky Lobby and rooftop plaza, then walk to the Grand Three lobby on floor 8.
- A six-tower homeowners association: Schedule C budgets the HOA for 1,241 units in Towers One, Two and Three and Grand One, Two and Three. Your share is billed through your common charges.
- Plan on no 421-a: the building needs a discretionary extension from HPD to qualify, and the plan says getting it "will be difficult."
- A flip fee: if you resell within three years of buying from the sponsor, you pay the condo board 3%, 2% or 1% of the resale price, depending on the year.
- Mostly small homes: units run from studios of about 467 square feet to three-bedrooms of about 1,869 square feet, with most of them one-bedrooms and nearly all with a balcony or terrace.
- No backup generator: the architect's report says no emergency power generator is provided.
Grand Three at Sky View Parc sits on the block bounded by Roosevelt Avenue, College Point Boulevard, 40th Road and the Flushing River, about an 8-minute walk from the 7 train at Flushing-Main St. Its offering plan explains how the tower, the HOA and the mall below fit together and what that costs you.
Fine Print Worth Knowing
- You don't vote for the HOA board: it's made up of each tower's condo board president (and Towers One and Two's vice president). When the plan was filed, the directors included four people employed by or consulting for sponsor affiliates.
- Paying the mall: the street lobby sits in a unit of the retail condominium, and the HOA must pay more than its proportionate share of that condo's common charges, budgeted at $248,200 a year.
- Flood zone: the site is in FEMA Zone AE. The plan expects the mall garage's cellar level to flood in extreme storms, and the residential lobby sits about 21 feet above the expected flood level.
- Sponsor control: the sponsor can rent rather than sell and controls the condo board until the later of five years after the first closing or the closing of 90% of the units. It only has to sell 42 units to declare the plan effective.
- The manager's apartment loan: if buyers' payments don't cover unit 9J, the board signs a three-year note to the sponsor. If it can't repay, owners may be assessed.
- Construction around you: work on the other Grand towers and amenities may continue after you move in, and the permanent certificate of occupancy waits until the whole Grand is substantially done.
- Roof rights: the sponsor keeps an exclusive right to put antennas and dishes on the roof and keep the income.
Team
- Sponsor: Sky View Parc II, L.P. (principal Michael S. Dana), also sponsor of Grand One and Grand Two
- Architect of record: Architects Alliance
- Engineers: Cosentini Associates (mechanical and electrical) and DeSimone Consulting Engineers (structural)
- Managing agent and budget expert: Related Management Company, which also manages the HOA
- Selling agent: Sky View Parc Sales LLC, a sponsor affiliate
- Sponsor's counsel: Kramer Levin Naftalis & Frankel, with Levitt & Boccio as closing counsel
- Tax counsel: Marcus & Pollack
- Construction lender: Bank of the Ozarks
The plan doesn't name an interior designer.
- Sponsor
- Sky View Parc Ii, LP
- Developer
- Onex Real Estate Partners
- Principals
- Michael S. Dana
- Tax estimate
- Marcus & Pollack LLPPrepared the first-year real estate tax projection
- Construction lender
- Bank OZK
Nearby
- Longfieldnext door · 392 units · 125 parking · 2023
- Sky View Parc Residential Condominium Tower 6 A/K/A Grand One At Sky View Parcnext door · 247 units · 2014
- Grand Two At Sky View Parcnext door · 278 units · 2015
- Sky View Medical Condominiumnext door · 0 units · 2015
- Sky View Parc Rsdntl. Condo. Tower 3next door · 169 units · 2007
- Sky View Parc-Tower One & Twonext door · 279 units · 2008
FAQ
Does Grand Three at Sky View Parc have a pool?
Yes, a shared one. The homeowners association runs a 28-by-75-foot outdoor pool between Grand One and Grand Two, open in summer with a lifeguard, and Grand Three owners also get the Grand Club's gym and spa.
Does Grand Three have a 421-a tax abatement?
The plan says the building doesn't currently qualify and that buyers should assume it won't, since qualifying would need a discretionary extension from HPD. Year-one taxes are estimated at about $1.46 million for the building and are expected to rise after that.
What is the Sky View Parc Homeowners Association?
It's the association every owner joins automatically. It owns or runs the street lobby, Sky Lobby, rooftop plaza, pool and Grand Club, and its charges, about $531,000 for Grand Three in year one, are billed through your common charges.
Where this comes from: the building's offering plan (CD150390) as filed with the New York Attorney General, including its Special Risks, Description of the Property and Improvements, the Sky View Parc Homeowners Association section, the architect's Description of Property and Building Condition, Schedule A, Schedules B, B-1 and C and Identity of Parties. Prices are the sponsor's offering prices, not sales, and budget figures are the sponsor's first-year projections. Later amendments may change them. Updated October 2026.