Tangram House South Condominium
133-27 39th Avenue, Queens, NY 11354
Overview
A 192-unit, 15-story tower in downtown Flushing, the first residential building of the four-tower Tangram project. Many shared amenities depend on towers that weren't built yet, and the sponsor can keep board control for up to 25 years.
- Address: 133-27 39th Avenue, Flushing, Queens
- Plan: CD170059, accepted for filing in October 2017
- Residences: 192, including the resident manager's unit: 25 studios, 75 one-bedrooms, 70 two-bedrooms and 22 three-bedrooms, from about 475 to 2,460 sq ft. Homes sit on floors 2, 3, 5 to 12 and four penthouse levels (PH, PH1, PH2, PH3).
- Other units: a Retail Unit and a Parking Unit, which the sponsor keeps
- Parking and storage: 134 paid parking spaces for residents, run as a valet garage you contract for separately. 113 storage units of about 20 to 60 sq ft, sold as licenses for $20,000 to $39,000, plus a monthly fee.
- First offering: about $212.9 million for the residences and $3.1 million for storage. Studios ran about $625,000 to $698,000, one-bedrooms about $683,000 to $872,000, two-bedrooms about $979,000 to $1.4 million and three-bedrooms about $1.87 million to $3.1 million (sponsor offering prices, not sales).
Compare
| Figure | This building1 | Elmhurst Plaza2138 units · 2.9 miaccepted 2017 | Justice Ave Tower3184 units · 2.7 miaccepted 2020 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $1.40Highest | $0.60 | $0.54 |
| Average Offering PricePer Apartment | $1.11MHighest | $661,304 | $700,163 |
| Average PricePer Square Foot | $1,208Highest | $800 | $1,030 |
| Average Unit SizeSquare Feet | 918 SFLarger | 827 SF | 680 SF |
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See the Full Comp
Unit mix, closings, budgets, finishes and the team, against Elmhurst Plaza and Justice Ave Tower, cited to the offering plans. No credit card required.
Create a free accountHow 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.
Units & Prices
Closings Pro
| Homes closed99% of the homes in Schedule A | 191 of 192 |
| Closing prices vs. Schedule A191 homes: $216,136,662 at closing against $211,961,120 in Schedule A (p. 63, p. 64, p. 65, p. 66) | +2% |
| Average closing price191 homes, on their Schedule A square feet | $1,233 / SF |
| Closingsfirst and latest recorded | Aug 27, 2019 – Nov 1, 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 191 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| 5H | Aug 27, 2019 | $1,277,283 | $1,241,970 p. 63 | +2.8% |
| 5M | Aug 27, 2019 | $1,186,456 | $1,115,010 p. 63 | +6.4% |
| 7R | Sep 30, 2019 | $1,360,291 | $1,309,720 p. 64 | +3.9% |
| 8Q | Oct 11, 2019 | $1,396,205 | $1,371,180 p. 64 | +1.8% |
| 8R | Oct 16, 2019 | $1,350,364 | $1,326,160 p. 64 | +1.8% |
| 7Q | Oct 18, 2019 | $1,433,177 | $1,359,890 p. 64 | +5.4% |
| 5Q | Oct 22, 2019 | $1,409,382 | $1,337,310 p. 63 | +5.4% |
| 7G | Oct 22, 2019 | $1,227,827 | $1,188,000 p. 64 | +3.4% |
| 5L | Oct 29, 2019 | $1,169,624 | $1,104,480 p. 63 | +5.9% |
| 6H | Oct 30, 2019 | $1,287,802 | $1,252,200 p. 64 | +2.8% |
| 6R | Nov 6, 2019 | $1,343,226 | $1,293,280 p. 64 | +3.9% |
| 9K | Nov 8, 2019 | $795,775 | $758,750 p. 65 | +4.9% |
| 3G | Nov 18, 2019 | $1,152,986 | $1,118,340 p. 63 | +3.1% |
| 10L | Nov 19, 2019 | $1,172,699 | $1,151,680 p. 65 | +1.8% |
| 3R | Nov 26, 2019 | $1,265,543 | $1,227,520 p. 63 | +3.1% |
| 9H | Dec 2, 2019 | $1,347,634 | $1,323,480 p. 65 | +1.8% |
| 3B | Dec 4, 2019 | $636,031 | $624,630 p. 63 | +1.8% |
| 8H | Dec 5, 2019 | $1,336,678 | $1,312,720 p. 64 | +1.8% |
| 3K | Dec 6, 2019 | $724,140 | $704,120 p. 63 | +2.8% |
| 9M | Dec 6, 2019 | $1,227,014 | $1,153,130 p. 65 | +6.4% |
| 3M | Dec 10, 2019 | $1,092,420 | $1,072,840 p. 63 | +1.8% |
| 5R | Dec 16, 2019 | $1,300,143 | $1,276,840 p. 63 | +1.8% |
| 9B | Dec 17, 2019 | $694,071 | $665,000 p. 64 | +4.4% |
| 10G | Dec 17, 2019 | $1,293,575 | $1,221,530 p. 65 | +5.9% |
| 3D | Dec 18, 2019 | $654,053 | $634,400 p. 63 | +3.1% |
| 3S | Dec 18, 2019 | $653,005 | $641,300 p. 63 | +1.8% |
| 6A | Dec 19, 2019 | $793,921 | $756,980 p. 63 | +4.9% |
| 9G | Dec 19, 2019 | $1,282,131 | $1,210,720 p. 65 | +5.9% |
| 5D | Dec 20, 2019 | $665,854 | $653,920 p. 63 | +1.8% |
| 6E | Dec 20, 2019 | $861,878 | $802,300 p. 63 | +7.4% |
| 7L | Dec 20, 2019 | $1,143,862 | $1,123,360 p. 64 | +1.8% |
| 5B | Dec 23, 2019 | $657,790 | $646,000 p. 63 | +1.8% |
| 7A | Dec 24, 2019 | $777,923 | $763,980 p. 64 | +1.8% |
| 6J | Dec 27, 2019 | $761,509 | $747,860 p. 64 | +1.8% |
| 10H | Dec 27, 2019 | $1,399,351 | $1,334,240 p. 65 | +4.9% |
| 9L | Dec 30, 2019 | $1,209,610 | $1,142,240 p. 65 | +5.9% |
| 10S | Dec 30, 2019 | $782,679 | $742,660 p. 65 | +5.4% |
| 11K | Jan 6, 2020 | $808,512 | $770,890 p. 65 | +4.9% |
| 3L | Jan 8, 2020 | $1,082,106 | $1,062,710 p. 63 | +1.8% |
| 8A | Jan 8, 2020 | $808,604 | $770,980 p. 64 | +4.9% |
| 5A | Jan 9, 2020 | $786,578 | $749,980 p. 63 | +4.9% |
| 7T | Jan 9, 2020 | $756,144 | $742,590 p. 64 | +1.8% |
| 6M | Jan 10, 2020 | $1,145,065 | $1,124,540 p. 64 | +1.8% |
| 12E | Jan 10, 2020 | $860,320 | $844,900 p. 65 | +1.8% |
| 5G | Jan 13, 2020 | $1,205,507 | $1,166,400 p. 63 | +3.4% |
| 6F | Jan 13, 2020 | $835,352 | $820,380 p. 63 | +1.8% |
| 8K | Jan 13, 2020 | $766,418 | $752,680 p. 64 | +1.8% |
| 9D | Jan 14, 2020 | $706,300 | $673,440 p. 64 | +4.9% |
| 9S | Jan 14, 2020 | $775,663 | $736,000 p. 65 | +5.4% |
| 6K | Jan 15, 2020 | $754,057 | $740,540 p. 64 | +1.8% |
| 8B | Jan 15, 2020 | $689,112 | $660,250 p. 64 | +4.4% |
| 3A | Jan 17, 2020 | $731,156 | $718,050 p. 63 | +1.8% |
| 3J | Jan 22, 2020 | $721,696 | $708,760 p. 63 | +1.8% |
| 6T | Jan 22, 2020 | $775,805 | $732,600 p. 64 | +5.9% |
| 8T | Jan 22, 2020 | $800,499 | $755,910 p. 64 | +5.9% |
| 5T | Jan 23, 2020 | $765,227 | $722,610 p. 63 | +5.9% |
| 7B | Jan 23, 2020 | $684,152 | $655,500 p. 64 | +4.4% |
| 9E | Jan 24, 2020 | $838,632 | $823,600 p. 64 | +1.8% |
| 11E | Jan 27, 2020 | $853,091 | $837,800 p. 65 | +1.8% |
| 10C | Jan 28, 2020 | $1,180,101 | $1,098,530 p. 65 | +7.4% |
| 3E | Jan 29, 2020 | $761,132 | $747,490 p. 63 | +1.8% |
| 9A | Jan 29, 2020 | $797,219 | $782,930 p. 64 | +1.8% |
| 10A | Jan 30, 2020 | $804,265 | $789,850 p. 65 | +1.8% |
| 10B | Jan 30, 2020 | $699,018 | $669,750 p. 65 | +4.4% |
| 8D | Jan 31, 2020 | $680,763 | $668,560 p. 64 | +1.8% |
| 10M | Jan 31, 2020 | $1,183,880 | $1,162,660 p. 65 | +1.8% |
| 7C | Feb 5, 2020 | $1,149,584 | $1,070,120 p. 64 | +7.4% |
| 12B | Feb 5, 2020 | $697,873 | $679,250 p. 65 | +2.7% |
| 6B | Feb 6, 2020 | $662,627 | $650,750 p. 63 | +1.8% |
| 10D | Feb 6, 2020 | $711,422 | $678,320 p. 65 | +4.9% |
| 7M | Feb 7, 2020 | $1,154,769 | $1,134,070 p. 64 | +1.8% |
| 11G | Feb 7, 2020 | $1,254,831 | $1,232,340 p. 65 | +1.8% |
| 3T | Feb 10, 2020 | $695,110 | $682,650 p. 63 | +1.8% |
| 8M | Feb 10, 2020 | $1,190,671 | $1,143,600 p. 64 | +4.1% |
| 11D | Feb 10, 2020 | $716,544 | $683,200 p. 65 | +4.9% |
| 7D | Feb 12, 2020 | $675,793 | $663,680 p. 64 | +1.8% |
| 11A | Feb 14, 2020 | $835,649 | $796,770 p. 65 | +4.9% |
| 3H | Feb 21, 2020 | $1,243,569 | $1,206,200 p. 63 | +3.1% |
| 11L | Feb 21, 2020 | $1,182,312 | $1,161,120 p. 65 | +1.8% |
| 10K | Feb 26, 2020 | $778,779 | $764,820 p. 65 | +1.8% |
| 10E | Feb 28, 2020 | $892,385 | $830,700 p. 65 | +7.4% |
| 12A | Mar 4, 2020 | $818,359 | $803,690 p. 65 | +1.8% |
| 12H | Mar 5, 2020 | $1,380,504 | $1,355,760 p. 65 | +1.8% |
| 12M | Mar 11, 2020 | $1,257,437 | $1,181,720 p. 66 | +6.4% |
| 5F | Mar 13, 2020 | $869,362 | $813,120 p. 63 | +6.9% |
| 11H | Mar 13, 2020 | $1,369,546 | $1,345,000 p. 65 | +1.8% |
| 11J | Mar 13, 2020 | $792,720 | $778,510 p. 65 | +1.8% |
| 9F | Mar 31, 2020 | $851,624 | $836,360 p. 64 | +1.8% |
| 11R | Apr 6, 2020 | $2,004,610 | $1,920,660 p. 65 | +4.4% |
| 3C | Apr 9, 2020 | $1,017,201 | $998,970 p. 63 | +1.8% |
| PH S | Apr 23, 2020 | $824,795 | $782,620 p. 66 | +5.4% |
| PH J | May 1, 2020 | $846,310 | $803,030 p. 66 | +5.4% |
| 12J | May 8, 2020 | $812,100 | $784,640 p. 66 | +3.5% |
| 11S | May 15, 2020 | $789,706 | $749,320 p. 65 | +5.4% |
| 11M | May 21, 2020 | $1,193,584 | $1,172,190 p. 65 | +1.8% |
| PH Q | May 22, 2020 | $2,140,465 | $2,102,100 p. 66 | +1.8% |
| 7K | Jun 9, 2020 | $760,237 | $746,610 p. 64 | +1.8% |
| 5E | Jun 18, 2020 | $809,714 | $795,200 p. 63 | +1.8% |
| 8S | Jun 29, 2020 | $687,503 | $675,180 p. 64 | +1.8% |
| PH1 E | Jul 9, 2020 | $1,317,891 | $1,232,640 p. 66 | +6.9% |
| 6L | Jul 10, 2020 | $1,179,622 | $1,113,920 p. 64 | +5.9% |
| 7J | Jul 15, 2020 | $767,750 | $753,990 p. 64 | +1.8% |
| PH1 B | Jul 16, 2020 | $1,226,991 | $1,184,420 p. 66 | +3.6% |
| PH F | Jul 24, 2020 | $932,749 | $872,410 p. 66 | +6.9% |
| 6Q | Jul 27, 2020 | $1,421,274 | $1,348,600 p. 64 | +5.4% |
| PH M | Aug 5, 2020 | $1,308,137 | $1,229,370 p. 66 | +6.4% |
| 5S | Aug 19, 2020 | $630,531 | $653,400 p. 63 | −3.5% |
| 12K | Aug 20, 2020 | $814,876 | $776,960 p. 66 | +4.9% |
| 6G | Aug 21, 2020 | $1,209,681 | $1,177,200 p. 63 | +2.8% |
| 5N | Sep 3, 2020 | $835,689 | $792,960 p. 63 | +5.4% |
| PH N | Sep 21, 2020 | $916,823 | $869,940 p. 66 | +5.4% |
| PH E | Sep 22, 2020 | $922,891 | $859,100 p. 66 | +7.4% |
| 8L | Sep 23, 2020 | $1,199,612 | $1,132,800 p. 64 | +5.9% |
| 9N | Sep 30, 2020 | $845,719 | $830,560 p. 65 | +1.8% |
| 12P | Oct 8, 2020 | $803,700 | $846,000 p. 66 | −5% |
| 8P | Oct 13, 2020 | $1,345,252 | $1,321,140 p. 64 | +1.8% |
| 7N | Oct 19, 2020 | $821,851 | $807,120 p. 64 | +1.8% |
| 7P | Oct 22, 2020 | $1,333,398 | $1,309,500 p. 64 | +1.8% |
| 10P | Oct 28, 2020 | $872,498 | $831,900 p. 65 | +4.9% |
| PH1 F | Oct 28, 2020 | $1,364,425 | $1,276,160 p. 66 | +6.9% |
| 12S | Nov 9, 2020 | $769,777 | $755,980 p. 66 | +1.8% |
| PH B | Nov 16, 2020 | $714,812 | $693,500 p. 66 | +3.1% |
| PH2 E | Nov 16, 2020 | $2,779,823 | $2,729,230 p. 66 | +1.9% |
| PH1 D | Nov 17, 2020 | $2,791,157 | $2,741,130 p. 66 | +1.8% |
| PH L | Nov 20, 2020 | $1,267,721 | $1,217,760 p. 66 | +4.1% |
| 3P | Nov 30, 2020 | $1,263,466 | $1,240,820 p. 63 | +1.8% |
| 6P | Nov 30, 2020 | $1,321,547 | $1,297,860 p. 64 | +1.8% |
| 9J | Nov 30, 2020 | $807,545 | $766,250 p. 65 | +5.4% |
| PH K | Dec 14, 2020 | $833,979 | $795,170 p. 66 | +4.9% |
| PH1 H | Dec 17, 2020 | $2,775,904 | $2,726,150 p. 66 | +1.8% |
| 6N | Dec 18, 2020 | $733,179 | $800,040 p. 64 | −8.4% |
| 6S | Dec 18, 2020 | $605,447 | $660,660 p. 64 | −8.4% |
| 11N | Dec 18, 2020 | $783,394 | $844,880 p. 65 | −7.3% |
| 12N | Dec 18, 2020 | $790,033 | $852,040 p. 66 | −7.3% |
| 11C | Dec 31, 2020 | $1,128,221 | $1,108,000 p. 65 | +1.8% |
| 3F | Jan 5, 2021 | $697,557 | $761,170 p. 63 | −8.4% |
| 12G | Jan 5, 2021 | $1,139,254 | $1,243,150 p. 65 | −8.4% |
| 12L | Jan 5, 2021 | $1,072,732 | $1,170,560 p. 66 | −8.4% |
| 8C | Jan 6, 2021 | $989,365 | $1,079,590 p. 64 | −8.4% |
| 8G | Jan 6, 2021 | $1,098,611 | $1,198,800 p. 64 | −8.4% |
| 8J | Jan 6, 2021 | $696,595 | $760,120 p. 64 | −8.4% |
| 6D | Jan 7, 2021 | $603,741 | $658,800 p. 63 | −8.4% |
| 11B | Jan 7, 2021 | $618,130 | $674,500 p. 65 | −8.4% |
| 7E | Jan 8, 2021 | $741,755 | $809,400 p. 64 | −8.4% |
| PH A | Jan 8, 2021 | $761,889 | $831,370 p. 66 | −8.4% |
| PH D | Jan 14, 2021 | $712,775 | $697,840 p. 66 | +2.1% |
| PH H | Jan 22, 2021 | $1,424,329 | $1,398,800 p. 66 | +1.8% |
| 5P | Jan 29, 2021 | $1,348,989 | $1,286,220 p. 63 | +4.9% |
| 12D | Feb 16, 2021 | $721,655 | $688,080 p. 65 | +4.9% |
| PH G | Feb 19, 2021 | $1,304,644 | $1,281,260 p. 66 | +1.8% |
| 11F | Mar 5, 2021 | $880,786 | $850,780 p. 65 | +3.5% |
| 12F | Mar 8, 2021 | $873,648 | $857,990 p. 65 | +1.8% |
| 10F | Mar 9, 2021 | $759,213 | $843,570 p. 65 | −10% |
| 8N | Mar 16, 2021 | $829,060 | $814,200 p. 64 | +1.8% |
| 11P | Mar 25, 2021 | $854,261 | $838,950 p. 65 | +1.8% |
| PH P | Mar 26, 2021 | $905,776 | $863,630 p. 66 | +4.9% |
| 9P | Mar 31, 2021 | $742,365 | $824,850 p. 65 | −10% |
| PH3 A | Mar 31, 2021 | $2,701,774 | $2,653,350 p. 66 | +1.8% |
| 10N | Apr 7, 2021 | $853,010 | $837,720 p. 65 | +1.8% |
| 9C | Apr 29, 2021 | $1,108,937 | $1,089,060 p. 64 | +1.8% |
| 3N | May 12, 2021 | $791,639 | $777,450 p. 63 | +1.8% |
| 12C | May 14, 2021 | $1,140,424 | $1,117,470 p. 65 | +2.1% |
| PH1 G | May 20, 2021 | $2,891,668 | $2,839,840 p. 66 | +1.8% |
| 8F | May 28, 2021 | $751,410 | $834,900 p. 64 | −10% |
| 7F | Jun 22, 2021 | $744,876 | $827,640 p. 64 | −10% |
| 10Q | Jul 23, 2021 | $2,025,208 | $1,988,910 p. 65 | +1.8% |
| PH1 A | Jul 27, 2021 | $1,200,030 | $1,178,520 p. 66 | +1.8% |
| 6C | Aug 4, 2021 | $954,585 | $1,060,650 p. 63 | −10% |
| 5C | Aug 24, 2021 | $946,062 | $1,051,180 p. 63 | −10% |
| 10J | Aug 26, 2021 | $695,142 | $772,380 p. 65 | −10% |
| 7S | Sep 10, 2021 | $601,128 | $667,920 p. 64 | −10% |
| 3Q | Oct 5, 2021 | $1,305,092 | $1,281,700 p. 63 | +1.8% |
| PH1 C | Oct 20, 2021 | $2,785,240 | $2,735,320 p. 66 | +1.8% |
| 7H | Jan 14, 2022 | $1,311,171 | $1,262,420 p. 64 | +3.9% |
| PH C | Jan 21, 2022 | $1,241,135 | $1,155,350 p. 66 | +7.4% |
| 9R | Feb 24, 2022 | $1,906,409 | $1,872,240 p. 65 | +1.8% |
| 11Q | Mar 9, 2022 | $2,041,654 | $2,005,080 p. 65 | +1.8% |
| PH2 D | Mar 25, 2022 | $3,099,800 | $3,099,800 p. 66 | 0% |
| 8E | Apr 6, 2022 | $734,850 | $816,500 p. 64 | −10% |
| 9Q | Oct 11, 2022 | $2,035,482 | $1,972,740 p. 65 | +3.2% |
| PH2 A | May 31, 2023 | $3,020,253 | $2,936,750 p. 66 | +2.8% |
| PH2 F | Jun 14, 2023 | $2,682,478 | $2,634,400 p. 66 | +1.8% |
| PH2 C | Jul 10, 2023 | $2,772,624 | $2,695,970 p. 66 | +2.8% |
| PH3 B | Aug 14, 2023 | $2,697,427 | $2,649,080 p. 66 | +1.8% |
| 12R | Aug 15, 2023 | $2,029,871 | $1,944,870 p. 66 | +4.4% |
| PH2 B | Oct 26, 2023 | $2,785,658 | $2,708,640 p. 66 | +2.8% |
| 12Q | Dec 19, 2023 | $2,058,139 | $2,021,250 p. 66 | +1.8% |
| 10R | May 1, 2024 | $1,979,336 | $1,896,450 p. 65 | +4.4% |
| PH R | Sep 26, 2024 | $2,029,668 | $1,993,290 p. 66 | +1.8% |
| 5J | Nov 1, 2024 | $781,702 | $741,730 p. 63 | +5.4% |
| 5K | Nov 1, 2024 | $770,306 | $734,470 p. 63 | +4.9% |
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 (July 2018 to June 2019) of about $2.97 million. Residences pay about $2.41 million, the retail unit about $187,000 and the parking unit about $92,000, with about $241,000 from the sponsor's contribution. Here's how that works out in monthly common charges, per Schedule A:
- About $530 to $550 a month for studios and about $680 to $830 for one-bedrooms.
- About $1,050 to $1,320 a month for two-bedrooms.
- About $1,810 to $2,830 a month for three-bedrooms, the highest on the PH2 and PH3 floors.
Notable lines:
- Staff: about $1.06 million.
- Utilities: about $474,000 for electricity, about $334,000 for gas and about $225,000 for water.
- Service contracts: about $243,000, including $50,000 for HVAC, $40,000 for window washing and $35,000 for elevators.
- Insurance: about $165,000.
- Replacement reserve: about $104,000, based on a reserve study.
- Management fee: $96,000 to FirstService Residential, which the plan says isn't affiliated with the sponsor.
Good to know: the sponsor doesn't fund a reserve itself, but the budget sets aside about $104,000 a year in a replacement reserve line. You pay two months of common charges into working capital at closing. The shared costs the sponsor subsidizes come to about $964,000 a year in full, so charges rise in years three and four if Tangram House West isn't running. For why budgets like this vary, see why operating costs differ 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 schedule lists brands by apartment type (compare with our NYC condo finishes guide).
Kitchen
- All Miele: an integrated refrigerator, a gas cooktop, a wall hood, a speed oven and a dishwasher. One-bedrooms and larger add a Miele wall oven.
- Three-bedrooms on floors 9 to 12 and on the PH floor add a Miele warming drawer and an under-counter Miele wine fridge.
- Engineered quartz counters on most floors and natural quartzite on the PH floor. Lower cabinets are wood veneer laminate (wood veneer on the PH floor) with lacquer uppers.
- InSinkErator garbage disposals in the two- and three-bedroom kitchens.
Baths
- Toto toilets, with a Toto Washlet G400 in primary baths on floors 3 to 12 and the penthouse floors. The schedule also lists a Villeroy & Boch toilet for some third-floor baths.
- Kaldewei Saniform Plus tubs, and a freestanding Kaldewei Meisterstück tub in the primary bath of many larger penthouse homes.
- Signature sinks, Infinity Drain shower drains and porcelain tile floors and walls.
See how these names rank in our bathroom brands guide.
Floors, Ceilings and Windows
- Engineered wood floors in living rooms and bedrooms.
- Ceilings of about 9 to 9.5 feet on most floors (lower in kitchens, baths and halls), and about 10 feet on the PH1 to PH3 floors.
- Kynar-coated aluminum windows in curtain wall and window wall systems, with opening restrictors and no screens.
Laundry, Heating and Cooling
- A Miele washer and dryer in every home, plus a common laundry room on the ground floor with gas dryers.
- Each apartment heats and cools with water-source heat pumps on a building water loop, warmed by gas-fired condensing boilers.
- Electricity is submetered to each home. Gas for heat, hot water and cooking isn't, so it's paid through common charges.
Amenities, Staffing & Transportation
The plan splits amenities into what's in this building and what's planned elsewhere in the project (compare with amenities by building size).
In This Building
- A lobby with a 24-hour attendant, a front desk and a package room.
- A second-floor fitness center, lounge, library and pantry.
- A ground-floor laundry room and a bike room on sub-cellar 2 with 153 resident spaces.
- Outdoor space at the residential street plaza, the retail plaza and the podium roof between the towers.
Planned in the Other Towers
- At the hotel: an indoor pool, a fitness and spa center, a tennis court, a library and meeting room, and roof terraces on the 4th, 12th and roof levels.
- At Tangram House West: a children's playroom and setback terraces.
Good to know: the hotel and Tangram House West were expected around summer 2020, with no guarantee either gets built. If the hotel opens first, using its pool, gym, spa and tennis court costs each occupant a $125 fee to the hotel's board, outside common charges. If Tangram House West is never built, the homeowners association never starts.
Three elevators carry residents from the garage to the lobby levels, and three more serve floors 3 through PH3. A 400 kW gas generator on the roof backs up emergency loads and at least one elevator.
Staffing and Services
The year-one budget pays prevailing wages, which 421-a requires here:
- A live-in resident manager (in unit 2A), paid $104,000.
- Two handymen and four porters.
- Lobby attendants around the clock (4.2 full-time).
Payroll and benefits come to about $1.06 million, more than a third of the budget. The retail and parking units pay a share of the resident manager and one porter. Our doorman cost guide puts these numbers in context.
Tip: the resident manager's unit is bought by both residential condos together. Buyers here pay about $2,700 to $14,500 each at closing toward it, and the board can assess you for the rest if Tangram House West is never built.
Transportation
- Subway: 4 min walk to Flushing-Main St 7
- Parking: 1 parking unit in the plan
Fine Print
What's Specific to It
- Part of a four-tower project: the sponsor and related entities planned this tower, a second residential tower (Tangram House West), an office tower (Tangram Tower) and a hotel tower, all over one podium with retail and parking.
- Amenities that depend on other buildings: an indoor pool, a spa, a tennis court and several roof terraces are planned in or next to the hotel tower. The plan says if those towers aren't built, those amenities won't exist.
- A sponsor subsidy that steps down: some staff and utility costs are meant to be shared with Tangram House West. Until it opens, the sponsor pays 25% of those costs for up to two years and 12.5% in year three. From year four, owners here pay all of them.
- A 421-a tax break: the sponsor expected a 15-year partial exemption that shrinks over time. Year-one taxes with it are about $7 to $35 a month per home, versus about $280 to $1,490 without it.
- Long sponsor control: the sponsor controls the board until buyers own 95% of the common interest or the 25th anniversary of the first closing, whichever comes first.
- Furnished studios: studios come with built-in furniture at no extra charge, including a bed, sofa, desk and a wall-mounted TV.
Tangram House South sits on 39th Avenue in downtown Flushing, on a site that held a vacant mall, a few blocks from the 7 train at Main Street and the LIRR's Flushing station. Its offering plan tells you what's in the apartments, which amenities are certain and which aren't, and what the sponsor expected the building to cost to run.
Fine Print Worth Knowing
- Sponsor control for up to 25 years: the sponsor names four of seven board members while it controls the board, and can keep three seats afterward while it owns at least 3% of the common interest.
- A 5% resale fee: reselling or assigning within 12 months of the first closing needs the sponsor's consent, and if given, you pay the sponsor 5% of the price. While it controls the board, the sponsor, not the condo, has the right of first refusal on sales.
- 421-a strings: the exemption wasn't guaranteed. If granted, it lasts 15 years and phases down, and building staff must be paid prevailing wages.
- Trash route: staff move trash across the podium roof to a loading dock in the hotel tower. Until that dock opens, it goes through the residential lobby to 39th Avenue.
- Environmental cleanup: the site had soil and soil vapor contamination. The plan describes excavation, a vapor barrier and garage ventilation under a city voluntary cleanup program.
- Selling agent tied to the sponsor: Fultonex Realty is affiliated with the sponsor.
- Closing costs: buyers pay the city and state transfer taxes and the mansion tax, $3,000 to sponsor's counsel, and $500 more if they buy storage. The deposit is 10%.
Team
- Sponsor: Tangram House South Sponsor LLC, care of Fulton SCG Development. Principals Sunny Chiu and Jinglei Zhou, an executive vice president of SCG America Group.
- Architect: Margulies Hoelzli Architecture (Matthew Hoelzli)
- Mechanical engineer: MG Engineering
- Managing agent and budget expert: FirstService Residential New York
- Selling agent: Fultonex Realty (a sponsor affiliate)
- Sponsor's counsel: Herrick, Feinstein, which also holds deposits in escrow and wrote the 421-a opinion
- Real estate tax counsel: Akerman
- Construction lender: HSBC
The plan doesn't name an interior designer.
- Sponsor
- Tangram House South Sponsor LLC
- Developer
- SCG America Group Inc.
- Principals
- Sunny Chiu, Jinglei Zhou
- Tax estimate
- Akerman LLPPrepared the first-year real estate tax projection
- Construction lender
- HSBC Bank
Nearby
- One Fulton Square Commercial Condominiumnext door · 0 units · 1 parking · 2012
- Tangram House West Condominiumnext door · 132 units · 1 parking · 2021
- Prince Plaza Condominiumnext door · 72 units · 1 parking · 2011
- Tangram Tower Condominiumnext door · 0 units · 2017
- One Fulton Square Residential Condominiumnext door · 43 units · 2012
- Prince Center Condominiumnext door · 0 units · 2002
FAQ
Does Tangram House South have a pool?
Not in the building itself. An indoor pool is planned in the project's hotel tower, open to residents for a $125 fee or through the homeowners association, but the plan says that tower may never be built.
How much are common charges at Tangram House South?
Under the sponsor's first-year projection, about $530 a month for a studio up to about $2,830 for the largest penthouse. Charges were expected to rise in years three and four if Tangram House West wasn't open to share staff and utility costs.
Is there parking at Tangram House South?
Yes, but it isn't sold with the apartments. The sponsor keeps the Parking Unit and planned 134 paid resident spaces on sub-cellar 3, run as a valet garage that residents contract with directly.
Where this comes from: the building's offering plan (CD170059) as filed with the New York Attorney General, including its Special Risks, Description of Property and Specifications, Schedule A, Schedule A-1, Schedule A-2, Schedule B 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.