THE CONDO BOOK PROJECT

Happy Buddha Tower Condominium

135-37 37th Avenue, Queens, NY 11354

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Overview

Units
20 residential · 2 commercial
Subway
4 min walk to Flushing-Main St 7
Principals
Lina Lin
Average $/sf
$479Homes in Schedule A, as first offered
Common charges
$137–$260 a monthSponsor's first-year estimate in Schedule A, fiscal year commencing July 1, 2005
Offering price
$10.6 million total

The sponsor of record is Very Lucky Realty, Inc, represented by James J. Matusiak, Esq.. The offering plan runs 334 pages. The sponsor has filed 3 amendments, the latest in October 2005. The nearest other condo plan on file is Fsa Plaza Condominium, next door.

Plan CD050079 · New · accepted Jun 20, 2005 · AG record ↗

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FigureThis building1Cherry Tower221 units · 0.7 miaccepted 2005Star Tower324 units · 0.8 miaccepted 2006
Common ChargesPer Square Foot / Month$0.28Lowest$0.53$0.35
Average Offering PricePer Apartment$297,660Below peers$349,333$389,914
Average PricePer Square Foot$479In line$433$607
Property TaxesPer Square Foot / Month$0.21Highest$0.04$0.02
Average Unit SizeSquare Feet621 SFSmaller806 SF643 SF

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Unit mix, closings, budgets, finishes and the team, against Cherry Tower and Star Tower, cited to the offering plans. No credit card required.

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How 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.

Closings Pro

Homes closed95% of the homes in Schedule A19 of 20
Closing prices vs. Schedule A19 homes: $4,843,119 at closing against $5,506,900 in Schedule A (p. 22, p. 23, p. 24)−12.1%
Average closing price19 homes, on their Schedule A square feet$415 / SF
Closingsfirst and latest recordedSep 29, 2005 – May 11, 2022

Sales recorded with the Department of Finance (ACRIS) through Jul 31, 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 19 closings
HomeRecordedClosing priceSchedule ADifference
3-DSep 29, 2005$241,152$282,700 p. 22−14.7%
6-CSep 29, 2005$174,483$222,500 p. 23−21.6%
6-DOct 4, 2005$183,780$294,400 p. 23−37.6%
3-COct 5, 2005$189,870$213,600 p. 22−11.1%
8-DOct 5, 2005$262,470$473,500 p. 24−44.6%
5-COct 13, 2005$222,066$219,500 p. 23+1.2%
6-BOct 13, 2005$176,634$223,400 p. 23−20.9%
7-BOct 13, 2005$253,500$226,400 p. 24+12%
7-DOct 13, 2005$234,768$298,400 p. 24−21.3%
8-AOct 13, 2005$340,704$485,700 p. 24−29.9%
8-BOct 13, 2005$329,550$448,600 p. 24−26.5%
5-AOct 14, 2005$234,432$301,200 p. 23−22.2%
5-BOct 14, 2005$173,394$220,500 p. 23−21.4%
7-AOct 14, 2005$190,426$309,300 p. 24−38.4%
6-AOct 17, 2005$188,990$305,500 p. 23−38.1%
5-DNov 30, 2005$354,900$290,500 p. 23+22.2%
3-AMar 10, 2006$365,000$251,200 p. 22+45.3%
3-BMay 18, 2006$295,000$214,500 p. 22+37.5%
7-CMay 11, 2022$432,000$225,500 p. 24+91.6%

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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
Very Lucky Realty, Inc
Principals
Lina Lin

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

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