THE CONDO BOOK PROJECT

1335 63rd Street Condominium

1335 63rd Street, Brooklyn, NY 11219

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Overview

Units
6 residential · 4 parking
Subway
4 min walk to 62 St/New Utrecht Av D NFort Hamilton Pkwy N, 9 min
Principals
Joseph Serrano
Average $/sf
$611Homes in Schedule A, as first offered
Common charges
$266–$389 a monthSponsor's first-year estimate in Schedule A, July 1, 2023 through June 30, 2024
Offering price
$5.05 million total $5.02 million when first offered

The sponsor of record is 63rd Dev LLC, represented by Rosen Law LLC. The offering plan runs 389 pages. The sponsor has filed 3 amendments, the latest in August 2023. The nearest other condo plan on file is 1270 Mason Condominium, 0.1 mi away.

Plan CD220184 · New · accepted Jun 13, 2023 · AG record ↗

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FigureThis building11251 43rd24 units · 1 miaccepted 20231152 47th34 units · 0.8 miaccepted 2022
Common ChargesPer Square Foot / Month$0.24Highest$0.20$0.20
Average Offering PricePer Apartment$810,667In line$950,000$748,750
Average PricePer Square Foot$611In line$703$591
Property TaxesPer Square Foot / Month$0.07Lowest$1.01$0.48
Average Unit SizeSquare Feet1,327 SFIn line1,352 SF1,266 SF

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Unit mix, closings, budgets, finishes and the team, against 1251 43rd and 1152 47th, 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 A6 of 6
Closing prices vs. Schedule A6 homes: $4,749,118 at closing against $4,864,000 in Schedule A (p. 48)−2.4%
Average closing price6 homes, on their Schedule A square feet$596 / SF
Closingsfirst and latest recordedNov 20, 2023 – Jan 26, 2024

Sales recorded with the Department of Finance (ACRIS) through Dec 31, 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 6 closings
HomeRecordedClosing priceSchedule ADifference
2ANov 20, 2023$641,498$799,000 p. 48−19.7%
2BNov 20, 2023$682,228$799,000 p. 48−14.6%
3BNov 20, 2023$840,056$809,000 p. 48+3.8%
3ANov 27, 2023$845,148$809,000 p. 48+4.5%
1BDec 7, 2023$865,513$839,000 p. 48+3.2%
1AJan 26, 2024$874,677$809,000 p. 48+8.1%

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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
63rd Dev LLC
Principals
Joseph Serrano
Tax estimate
Rosen Law, LLCPrepared the first-year real estate tax projection
Construction lender
S&C Investors$1.65 million recorded

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

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