THE CONDO BOOK PROJECT

Bayview Condominium

15 West End Avenue, Brooklyn, NY 11235

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Overview

Units
39 residential · 4 commercial
Subway
8 min walk to Sheepshead Bay B QBrighton Beach B Q, 11 min
Principals
Leonid Bogomolniy
Average $/sf
$996Homes in Schedule A, as first offered
Common charges
$161–$461 a monthSponsor's first-year estimate in Schedule A, July 1, 2023 - June 30, 2024
Offering price
$35.9 million total

The sponsor of record is 15 West End LLC, represented by Law Office Of Jay Lichtman, P.C.. The offering plan runs 388 pages. The sponsor has filed 2 amendments, the latest in August 2023. The nearest other condo plan on file is 37 West End Avenue Condominium, next door.

Plan CD220169 · New · accepted Feb 27, 2023 · AG record ↗

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FigureThis building1Kings Place251 units · 2 miaccepted 2022Carriage On The Beach333 units · 0.6 miaccepted 2026
Common ChargesPer Square Foot / Month$0.33In line$0.26$0.66
Average Offering PricePer Apartment$732,821Above peers$662,216$533,182
Average PricePer Square Foot$996Above peers$761$970
Property TaxesPer Square Foot / Month$0.87In line$0.72$0.99
Average Unit SizeSquare Feet736 SFIn line870 SF549 SF

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Unit mix, closings, budgets, finishes and the team, against Kings Place and Carriage On The Beach, 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 A39 of 39
Closing prices vs. Schedule A39 homes: $24,675,086 at closing against $28,580,000 in Schedule A (p. 40)−13.7%
Average closing price39 homes, on their Schedule A square feet$860 / SF
Closingsfirst and latest recordedAug 21, 2023 – May 20, 2025

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 39 closings
HomeRecordedClosing priceSchedule ADifference
3AAug 21, 2023$875,695$820,000 p. 40+6.8%
3FAug 31, 2023$738,231$800,000 p. 40−7.7%
5CAug 31, 2023$987,703$1,080,000 p. 40−8.5%
3BSep 7, 2023$995,000$1,100,000 p. 40−9.5%
7BSep 7, 2023$621,133$630,000 p. 40−1.4%
7ASep 20, 2023$870,000$860,000 p. 40+1.2%
4CSep 26, 2023$950,000$1,070,000 p. 40−11.2%
5GSep 27, 2023$775,907$820,000 p. 40−5.4%
8ASep 27, 2023$865,513$870,000 p. 40−0.5%
8CSep 27, 2023$865,513$950,000 p. 40−8.9%
8ESep 27, 2023$865,513$950,000 p. 40−8.9%
5BOct 23, 2023$600,768$610,000 p. 40−1.5%
3DOct 26, 2023$486,720$510,000 p. 40−4.6%
6AOct 30, 2023$880,786$850,000 p. 40+3.6%
8DNov 2, 2023$970,000$1,020,000 p. 40−4.9%
5FNov 15, 2023$427,665$530,000 p. 40−19.3%
7CDec 27, 2023$834,965$1,100,000 p. 40−24.1%
5AJan 12, 2024$835,000$840,000 p. 40−0.6%
8BJan 24, 2024$865,513$640,000 p. 40+35.2%
7FFeb 14, 2024$304,200$550,000 p. 40−44.7%
4DMar 7, 2024$283,920$520,000 p. 40−45.4%
4EMar 7, 2024$283,920$520,000 p. 40−45.4%
4FMar 7, 2024$283,920$520,000 p. 40−45.4%
4GMar 7, 2024$491,790$810,000 p. 40−39.3%
6CMar 7, 2024$796,272$1,090,000 p. 40−26.9%
6BMar 28, 2024$575,311$620,000 p. 40−7.2%
7GMar 29, 2024$840,056$840,000 p. 40+0%
3CApr 12, 2024$304,200$510,000 p. 40−40.4%
3EApr 12, 2024$253,500$510,000 p. 40−50.3%
5DApr 18, 2024$268,710$530,000 p. 40−49.3%
5EApr 18, 2024$268,710$530,000 p. 40−49.3%
6EApr 18, 2024$497,000$540,000 p. 40−8%
6DMay 28, 2024$487,629$540,000 p. 40−9.7%
4AJul 10, 2024$618,540$830,000 p. 40−25.5%
7EJul 17, 2024$425,880$550,000 p. 40−22.6%
4BJul 25, 2024$584,476$600,000 p. 40−2.6%
7DAug 1, 2024$476,580$550,000 p. 40−13.3%
6FApr 9, 2025$493,851$540,000 p. 40−8.5%
6GMay 20, 2025$825,000$830,000 p. 40−0.6%

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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
15 West End LLC
Principals
Leonid Bogomolniy
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
S3 Capital$15 million recorded

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

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