THE CONDO BOOK PROJECT

150 East 23rd St. Condominium A/K/A Celeste Gramercy

150-154 East 23rd Street, Manhattan, NY 10010

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Overview

Units
51 residential · 1 commercial
Subway
3 min walk to 23 St-Baruch College 628 St 6, 7 min
Principals
Bill Cheng, Kent Cheng, Lillian Cheng
Offering price
$140.7 million total $136.4 million when first offered

The sponsor of record is Lkh 23rd, LLC & 154 East 23, LLC, represented by D'Agostino, Levine, Landesman, Et Al, LLP. The offering plan runs 582 pages. The sponsor has filed 13 amendments, the latest in May 2026. The nearest other condo plan on file is L & S Condominium, next door.

Plan CD180079 · New · accepted Jul 18, 2018 · AG record ↗

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FigureThis building1570 Broome254 units · 1.5 miaccepted 2017200 East 21st367 units · 0.1 miaccepted 2017
Average Offering PricePer Apartment$2.65MBelow peers$2.76M$3.1M

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Unit mix, closings, budgets, finishes and the team, against 570 Broome and 200 East 21st, cited to the offering plans. No credit card required.

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How We Got This
  • Comps: the closest Manhattan 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 closed94% of the homes in Schedule A48 of 51
Closing prices vs. Schedule A48 homes: $118,399,373 at closing against $124,715,000 in Schedule A (p. 81, p. 82)−5.1%
Closingsfirst and latest recordedMar 16, 2021 – Jun 10, 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 48 closings
HomeRecordedClosing priceSchedule ADifference
9BMar 16, 2021$1,758,000$1,870,000 p. 81−6%
10AMar 26, 2021$1,228,000$1,245,000 p. 81−1.4%
4DMar 31, 2021$2,269,679$2,350,000 p. 82−3.4%
8AMar 31, 2021$1,230,000$1,205,000 p. 81+2.1%
8DApr 1, 2021$2,228,000$2,450,000 p. 82−9.1%
4BApr 8, 2021$1,095,000$1,095,000 p. 810%
6DApr 8, 2021$2,350,000$2,400,000 p. 82−2.1%
10BApr 16, 2021$1,775,000$1,895,000 p. 81−6.3%
9AApr 22, 2021$1,262,920$1,225,000 p. 81+3.1%
5CApr 29, 2021$2,825,550$3,075,000 p. 81−8.1%
7BMay 6, 2021$1,750,000$1,820,000 p. 81−3.8%
4AMay 11, 2021$1,138,293$1,125,000 p. 81+1.2%
7AMay 11, 2021$1,198,841$1,185,000 p. 81+1.2%
8BMay 12, 2021$1,760,554$1,845,000 p. 81−4.6%
5BMay 21, 2021$1,150,000$1,115,000 p. 81+3.1%
5AJun 1, 2021$1,193,000$1,145,000 p. 81+4.2%
6AJun 3, 2021$1,321,689$1,165,000 p. 81+13.4%
5DJul 30, 2021$2,290,000$2,375,000 p. 82−3.6%
10DJul 30, 2021$2,400,000$2,525,000 p. 82−5%
9DAug 2, 2021$2,350,000$2,500,000 p. 82−6%
6BAug 5, 2021$1,377,692$1,795,000 p. 81−23.2%
7DAug 5, 2021$2,319,574$2,425,000 p. 82−4.3%
7CAug 10, 2021$2,395,000$2,425,000 p. 81−1.2%
4CSep 1, 2021$2,875,000$3,025,000 p. 81−5%
14BSep 14, 2021$2,700,000$2,750,000 p. 81−1.8%
11BSep 15, 2021$2,956,000$3,145,000 p. 81−6%
14CSep 23, 2021$2,400,000$2,750,000 p. 82−12.7%
16BSep 24, 2021$3,923,317$4,250,000 p. 81−7.7%
14ASep 29, 2021$2,476,000$2,500,000 p. 81−1%
3AOct 5, 2021$1,176,500$1,110,000 p. 81+6%
17BOct 6, 2021$2,192,292$3,100,000 p. 81−29.3%
3BOct 8, 2021$1,084,809$1,075,000 p. 81+0.9%
3DOct 25, 2021$2,500,000$2,675,000 p. 82−6.5%
9CNov 17, 2021$2,475,000$2,475,000 p. 820%
PHADec 17, 2021$5,550,000$5,950,000 p. 81−6.7%
8CJan 4, 2022$2,475,000$2,450,000 p. 81+1%
11CJan 13, 2022$2,345,030$2,650,000 p. 82−11.5%
10CJan 26, 2022$2,500,000$2,500,000 p. 820%
12CFeb 3, 2022$2,600,000$2,675,000 p. 82−2.8%
12BFeb 11, 2022$3,100,000$3,175,000 p. 81−2.4%
PHCApr 21, 2022$7,200,000$8,150,000 p. 82−11.7%
16AMay 2, 2022$5,050,000$5,100,000 p. 81−1%
12AMay 4, 2022$2,600,000$2,475,000 p. 81+5.1%
6CJun 6, 2022$2,531,000$2,405,000 p. 81+5.2%
11AMar 21, 2023$2,450,000$2,450,000 p. 810%
3CJun 6, 2023$2,879,611$2,975,000 p. 81−3.2%
15AJun 26, 2023$4,900,000$5,500,000 p. 81−10.9%
17AJun 10, 2026$4,793,022$5,150,000 p. 81−6.9%

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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
Lkh 23rd, LLC & 154 East 23, LLC
Principals
Bill Cheng, Kent Cheng, Lillian Cheng
Tax estimate
William K. Block, Esq.Prepared the first-year real estate tax projection
Construction lender
Shanghai Commercial Bank$58 million recorded

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

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