Luxe Living Condominium
134-11 Franklin Avenue, Queens, NY 11355
Overview
- Units
- 39 residential · 15 parking · 5 commercial
- Subway
- 10 min walk to Flushing-Main St 7
- Principals
- Cun Long Chen
- Average $/sf
- $1,291Homes in Schedule A, as first offered
- Common charges
- $262–$457 a monthSponsor's first-year estimate in Schedule A, January 1, 2026 - December 31, 2026
- Offering price
- $35.7 million total
- Floor plans
- Page 7 of the plan
The sponsor of record is Flushing Faddism LLC, represented by Marans Newman Tsolis & Nazinitsky LLC. The offering plan runs 377 pages. The sponsor has filed 3 amendments, the latest in July 2026. The nearest other condo plan on file is Trio Fortune Condominium, next door.
Plan CD240349 · New · accepted Nov 19, 2025 · AG record ↗
Compare
| Figure | This building1 | 150-02 Northern Boulevard239 units · 1.1 miaccepted 2025 | Northern 146344 units · 0.9 miaccepted 2025 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.58In line | $0.47 | $0.62 |
| Average Offering PricePer Apartment | $676,667Below peers | $709,827 | $875,823 |
| Average PricePer Square Foot | $1,291In line | $1,209 | $1,349 |
| Property TaxesPer Square Foot / Month | $1.00In line | $1.15 | $0.66 |
| Average Unit SizeSquare Feet | 524 SFSmaller | 587 SF | 649 SF |
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See the Full Comp
Unit mix, closings, budgets, finishes and the team, against 150-02 Northern Boulevard and Northern 146, 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 closed59% of the homes in Schedule A | 23 of 39 |
| Closing prices vs. Schedule A23 homes: $13,711,760 at closing against $15,030,000 in Schedule A (p. 55, p. 56) | −8.8% |
| Average closing price23 homes, on their Schedule A square feet | $1,176 / SF |
| Closingsfirst and latest recorded | Jun 12, 2026 – Sep 18, 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 23 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| 4E | Jun 12, 2026 | $580,403 | $595,000 p. 55 | −2.5% |
| 6C | Jun 22, 2026 | $666,954 | $640,000 p. 55 | +4.2% |
| 3C | Jun 26, 2026 | $486,720 | $610,000 p. 55 | −20.2% |
| 5D | Jul 2, 2026 | $605,859 | $660,000 p. 55 | −8.2% |
| 3F | Jul 10, 2026 | $496,860 | $560,000 p. 55 | −11.3% |
| 8D | Jul 20, 2026 | $646,589 | $635,000 p. 55 | +1.8% |
| 3E | Jul 21, 2026 | $471,510 | $585,000 p. 55 | −19.4% |
| 8B | Jul 27, 2026 | $853,294 | $950,000 p. 55 | −10.2% |
| 7E | Jul 30, 2026 | $580,403 | $600,000 p. 55 | −3.3% |
| 7C | Jul 31, 2026 | $995,339 | $1,010,000 p. 55 | −1.5% |
| 4C | Aug 3, 2026 | $496,860 | $620,000 p. 55 | −19.9% |
| 6D | Aug 3, 2026 | $534,581 | $670,000 p. 55 | −20.2% |
| 5B | Aug 5, 2026 | $636,406 | $660,000 p. 55 | −3.6% |
| 3B | Aug 13, 2026 | $496,860 | $640,000 p. 55 | −22.4% |
| 6B | Aug 13, 2026 | $653,717 | $670,000 p. 55 | −2.4% |
| 5E | Aug 17, 2026 | $590,585 | $605,000 p. 55 | −2.4% |
| 6E | Aug 17, 2026 | $605,859 | $615,000 p. 55 | −1.5% |
| 5C | Aug 20, 2026 | $578,366 | $630,000 p. 55 | −8.2% |
| 7D | Aug 20, 2026 | $519,308 | $625,000 p. 55 | −16.9% |
| 5F | Aug 21, 2026 | $493,475 | $580,000 p. 55 | −14.9% |
| 6A | Sep 8, 2026 | $496,860 | $615,000 p. 55 | −19.2% |
| 8E | Sep 9, 2026 | $595,676 | $610,000 p. 55 | −2.3% |
| 9D | Sep 18, 2026 | $629,279 | $645,000 p. 56 | −2.4% |
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
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
- Flushing Faddism LLC
- Principals
- Cun Long Chen
- Tax estimate
- SJP Tax Consultants Inc.Prepared the first-year real estate tax projection
From our research: Do NYC Developers Rehire the Same Firms?
Nearby
- Trio Fortune Condominiumnext door · 40 units · 27 parking · 2009
- Evergreen Condominiumnext door · 24 units · 13 parking · 2003
- Avery Hills Condominiumnext door · 10 units · 2 parking · 2010
- Pople Manor Condominiumnext door · 37 units · 20 parking · 2010
- Blossom Garden Condominiumnext door · 8 units · 2024
- West Lake Tower Condominiumnext door · 23 units · 12 parking · 2008