THE CONDO BOOK PROJECT

Northern Center Condominium

138-18 Northern Boulevard, Queens, NY 11354

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Overview

Northern Center Condominium is a three-building complex on Northern Boulevard in Flushing with 127 condo apartments, 48 medical and community facility units, retail and a shared garage. Its offering plan lists one- and two-bedroom homes from about $628,000, Bosch kitchens, a doorman for part of the day, and a board the sponsor can control for years.

  • What it is: three new buildings linked by a garage under them. The residential building has 17 stories with garage space on its lower floors. The plan expected the first closing around January 1, 2026, and the plan was declared effective on January 15, 2026.
  • Size: 127 apartments, 48 community facility units, 3 commercial units and 1 garage unit, for 179 units in all.
  • Layouts: 82 one-bedrooms (about 537 to 651 sq ft), 38 two-bedrooms (about 889 to 991 sq ft) and 7 three-bedroom penthouses (about 1,305 to 2,340 sq ft). There are no studios. Most homes have a small balcony of about 46 to 55 sq ft. Some penthouses have large terraces, up to about 1,400 sq ft.
  • Offering prices: in the original plan's price list, homes ran from about $628,000 for a 537 sq ft one-bedroom to $3.51 million for penthouse PH3B. These are asking prices, not sales. Four amendments have been filed since, so prices may have changed.
  • Common charges: roughly $350 to $1,520 a month, depending on the unit, under Schedule A. That's the sponsor's first-year projection.
  • Transit: the plan says the Flushing LIRR station is four blocks away. The 7 train at Flushing-Main St is about a 9-minute walk.

Compare

FigureThis building1Prince2120 units · 0.3 miaccepted 202335th369 units · 0.3 miaccepted 2023
Common ChargesPer Square Foot / Month$0.77In line$0.78$0.45
Average Offering PricePer Apartment$964,406Above peers$920,159$687,197
Average PricePer Square Foot$1,292In line$1,298$1,100
Average Unit SizeSquare Feet746 SFLarger709 SF625 SF

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Unit mix, closings, budgets, finishes and the team, against Prince and 35th, 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 closed0% of the homes in Schedule A0 of 127

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.

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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

What It Costs to Run

There are two budgets, both for calendar year 2026. The condo-wide budget is about $1.3 million and covers shared costs for all three buildings. The residential budget is about $870,000. Most of that, about $731,000, is the apartments' share of the condo-wide budget. The rest is $23,000 in service contracts, a 5% contingency and the reserve fund. Big lines in the condo-wide budget:

Budget line (all three buildings)Approx. first-year cost
Labor (doormen and supers)$317,000
Water and sewer$317,000
Management$189,000
Insurance$158,000
Reserve fund$118,000
Gas for hot water and dryers$48,000

Apartment owners carry about 63% of the labor cost and all of the shared gas bill. Common charges in Schedule A run roughly $350 a month for the smallest one-bedroom to about $1,520 for PH3B. Estimated property taxes run about $460 to $1,970 a month, so the combined monthly cost runs about $810 to $3,490 before any mortgage. Read more on common charges and estimating condo property taxes.

Good to know: the figures don't line up. Schedule A's apartment charges add up to about $739,000 a year, but the residential budget calls for about $870,000, so real charges could come in higher than the price list shows. The management fee is also listed three ways: $113,400 a year, $17,710 a month and $75,600 a year. The residential budget sets aside about $79,000 for reserves, and at closing you pay two months' common charges as working capital. See NYC condo reserve funds.

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

Kitchens

Most apartments get Bosch appliances: a 30-inch oven, a gas cooktop, a Bosch 800 Series dishwasher, a Bosch panel-ready refrigerator and a Bosch hood. The microwave is GE Profile. Counters are white sintered stone, and the high-gloss lacquer cabinets come in white or light gray. The sink is Kohler, with a Grohe faucet.

  • Penthouses: a Wolf gas cooktop, Sub-Zero refrigerator and wine storage, and a Cove dishwasher.
  • Cooking gas: metered and billed to each unit. The sponsor estimates about $314 a year.

See kitchen appliance brands in NYC condos and gas vs. induction stoves.

Bathrooms

Fixtures are almost all Kohler in polished chrome. That includes a 60-inch tub, a shower column with a hand shower and a comfort-height toilet. Medicine cabinets are Robern with LED lights. Vanities are custom walnut veneer with sintered stone tops.

Floors and Windows

  • Floors: Kährs oak plank (Sands Collection, 5 inches wide) over a sound-isolation underlay. Baths and laundry closets are tiled.
  • Windows: aluminum with a thermal break and double-pane glass. The manufacturer gives a 5-year warranty. Glass below 75 feet is bird-friendly and laminated. No insect screens are provided.

Laundry, Heating and Cooling

  • Laundry: every home has a stacked Bosch washer and ventless dryer. A few penthouses get them side by side.
  • Heating and cooling: Daikin heat pump systems with ceiling air handlers and a programmable thermostat in each unit. Owners maintain, repair and replace their own systems.
  • Hot water: two gas water heaters on the roof serve the building.
  • Electricity: each apartment is metered separately and pays Con Ed directly.

See in-unit washers and dryers and who pays which utilities.

Amenities, Staffing & Transportation

For 127 homes, the indoor amenity list is small:

  • Ground floor: a lobby with an interior courtyard of about 776 sq ft, plus a package room and mailboxes.
  • Third floor: a lounge of about 845 sq ft, a fitness room of about 630 sq ft and a kids' room of about 313 sq ft, all furnished.
  • Roof terraces: a terrace on top of the commercial building, reached from the third-floor amenity rooms. A second, smaller terrace sits on the community facility building, reached through a door on the 17th floor. No fixed furniture is provided, and mechanical vents may be on the terraces.
  • Bike room: listed in the building specifications.

Good to know: the plan gives small legal occupancy limits for the indoor rooms. For example, the courtyard holds at most 4 people and the kids' room 2. It also gives conflicting numbers for the commercial-roof terrace. One section says it holds up to 75 residents. Another says 298 people, shared with commercial occupants. Ask which applies. Compare with amenities by building size.

Staffing and Services

The managing agent, 4 Seasons International Management, prepared the staffing estimate. It projects:

  • A residential doorman 11.5 hours a day, at a prevailing wage of $25 an hour
  • A separate doorman for the community facility building 8 hours a day
  • A virtual doorman for the remaining hours, at about $25,000 a year
  • Full-time superintendent and handyman staff shared with the non-residential units. One superintendent lives within 200 feet of the building and is on call around the clock.

The plan doesn't agree with itself on the number of supers. The footnotes mention one, two and three, and the wage table is the same in each case. Full-time union staff isn't described. See what a doorman costs in an NYC condo for context.

Transportation

  • Subway: 9 min walk to Flushing-Main St 7

Fine Print

What's Specific to It

  • Homes are one part of a bigger complex. Besides the 127 apartments, the condo has 48 community facility units (medical offices and similar uses), 3 commercial units and a garage unit. Apartment owners have no say over how those units are used and may live with the traffic and noise they bring.
  • Non-residential owners run the overall board. Non-residential owners elect 4 of the 7 seats on the overall condo board, and the sponsor expects its affiliates to keep the garage.
  • A doorman for part of the day. The budget pays for a residential doorman 11.5 hours a day. A virtual doorman covers the other hours.
  • No tax break for apartments. The plan says the condo isn't eligible for 421-a, so the apartments pay full property taxes from the start. Only the non-residential units may get a tax break, through ICAP.
  • Shared garage, not owned spaces. The garage has 263 attended spaces across all three buildings, 89 of them set aside for residential use. You rent spaces from the garage operator at its own rates, and the plan promises nothing on price or availability.
  • Floor numbers skip. The building has no 4th, 13th or 14th floor by name. The top residential floor is called 17, and the three floors above it are PH1 to PH3.

Listing photos of Northern Center Condominium show you the finishes. The offering plan, the document the developer filed with the New York Attorney General, tells you how the building will be run and what you agree to when you buy. New to these documents? Start with what a condo offering plan is.

Fine Print Worth Knowing

  • Board control. The sponsor appoints the first residential board. It can name a majority of members for up to five years, or until 120 days after 95% of units close. After that it keeps two seats as long as it owns an apartment. The plan warns that buyers who plan to live there may never control either board.
  • Transfer taxes shift to you. The buyer pays the state and city transfer taxes the sponsor would normally pay, plus the 1% mansion tax on homes of $1 million or more.
  • Taxes could rise. Tax estimates assume the building is fully assessed at completion, and the plan warns taxes may rise "materially" on reassessment. One budget footnote mentions a 421-a abatement, but Schedule A says the condo isn't eligible. Rely on the Schedule A figures.
  • No mortgage contingency. If you can't get a loan, you can lose your down payment. If closing slips past the scheduled date because of you, you owe the sponsor 16% a year on the price.
  • Limited warranty. New York's housing merchant implied warranty doesn't apply. The sponsor will fix defects reported by certified mail within one year of closing, and it chooses whether to repair or replace.
  • Other limits. No buyer may purchase more than two apartments without sponsor approval. Smoking is banned in common areas but allowed inside apartments and on private terraces. The first facade inspection is due five years after the first certificate of occupancy, and the plan estimates it will cost $40,000 to $60,000.
  • Construction around you. Early buyers may live with ongoing work on weekdays from 7am to 6pm.

See new construction warranties and punch lists and how 421-a works.

Team

The plan doesn't name an architect or interior designer.

Nearby

FAQ

Does Northern Center Condominium have a doorman?

Partly. The budget pays for a residential doorman 11.5 hours a day, with a virtual doorman service covering the remaining hours.

How much are common charges at Northern Center Condominium?

Schedule A projects roughly $350 to $1,520 a month depending on the unit, with estimated property taxes a little higher on top. The plan's residential budget is larger than those charges add up to, so actual charges could be higher.

Does Northern Center Condominium have parking?

There's a shared, attended garage with 263 spaces, 89 of them for residential use. The garage is a separate unit run by an operator, which sets its own rates. Spaces are rented, not sold with apartments, and the plan doesn't promise availability. See deeded parking vs. a license.

Is there a tax abatement?

Not for the apartments. The plan says the condo isn't eligible for 421-a. The sponsor has applied for ICAP tax benefits only for the non-residential units.

Where this comes from: the building's offering plan (CD230339), filed with the New York Attorney General, including its Schedule A price list, Schedule B budgets and building description. Prices are the sponsor's offering prices, not sales. Four amendments have been filed and may change prices or terms. Updated October 2026.