THE CONDO BOOK PROJECT

21 Astor Place Condominium

21 Astor Place, Manhattan, NY 10003

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Overview

Units
50 residential
Subway
1 min walk to 8 St-NYU R WAstor Pl 6, 1 min
Principals
Mild Naftali, Orly Hacmon
Offering price
$80.3 million total

The sponsor of record is 21 Astor Place LLC, represented by Brown Raysman Millstein Felder & Steiner. The offering plan runs 404 pages. The sponsor has filed 1 amendment, the latest in April 2003. The nearest other condo plan on file is Astor Place Condominium, next door.

Plan CD020220 · New · accepted Apr 9, 2003 · AG record ↗

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FigureThis building1Sugar Warehouse233 units · 1.2 miaccepted 2002Blue332 units · 0.8 miaccepted 2005
Average Offering PricePer Apartment$1.61MIn line$1.93M$1.23M

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Unit mix, closings, budgets, finishes and the team, against Sugar Warehouse and Blue, 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 closed100% of the homes in Schedule A50 of 50
Closing prices vs. Schedule A46 homes: $74,248,037 at closing against $67,905,000 in Schedule A (p. 43, p. 44, p. 45)+9.3%
Closingsfirst and latest recordedDec 24, 2003 – Apr 1, 2008

Sales recorded with the Department of Finance (ACRIS) through Apr 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 50 closings
HomeRecordedClosing priceSchedule ADifference
5EDec 24, 2003$1,405,185$1,355,000 p. 44+3.7%
4ADec 30, 2003$829,874$815,000 p. 43+1.8%
6ADec 30, 2003$911,334$860,000 p. 43+6%
5BJan 9, 2004$1,145,531$1,125,000 p. 43+1.8%
9AJan 12, 2004$1,221,900$1,275,000 p. 43−4.2%
6EJan 14, 2004$1,603,744$1,405,000 p. 44+14.1%
6FJan 15, 2004$1,043,706$975,000 p. 44+7%
4EJan 16, 2004$1,354,273$1,325,000 p. 44+2.2%
4BJan 21, 2004$1,114,984$1,095,000 p. 43+1.8%
9BJan 21, 2004$1,578,288$1,495,000 p. 43+5.6%
4FJan 22, 2004$967,338$925,000 p. 44+4.6%
9DJan 22, 2004$1,960,131$1,725,000 p. 44+13.6%
10BJan 23, 2004$1,552,831$1,525,000 p. 43+1.8%
5AJan 29, 2004$845,148$830,000 p. 43+1.8%
10EJan 30, 2004$2,011,044$1,925,000 p. 44+4.5%
5CFeb 6, 2004$1,680,113$1,600,000 p. 43+5%
5DFeb 10, 2004$1,639,828$1,625,000 p. 44+0.9%
10CFeb 11, 2004$2,647,450$2,575,000 p. 43+2.8%
8HFeb 20, 2004$1,094,619$995,000 p. 45+10%
7AFeb 23, 2004$1,369,546$1,345,000 p. 43+1.8%
7CFeb 23, 2004$1,333,908$1,275,000 p. 43+4.6%
7BMar 5, 2004$1,420,459$1,395,000 p. 43+1.8%
4DMar 8, 2004$1,609,733$1,600,000 p. 44+0.6%
5FMar 9, 2004$1,018,250$950,000 p. 44+7.2%
6CMar 10, 2004$1,648,400$1,650,000 p. 43−0.1%
6DMar 10, 2004$1,751,425$1,700,000 p. 44+3%
7FMar 11, 2004$1,756,481$1,650,000 p. 44+6.5%
7DMar 18, 2004$3,411,138$3,250,000 p. 44+5%
10DMar 23, 2004$1,899,036$1,775,000 p. 44+7%
10AApr 6, 2004$1,318,634$1,295,000 p. 43+1.8%
9EApr 15, 2004$2,138,325$1,875,000 p. 44+14%
2DApr 28, 2004$1,680,113$1,675,000 p. 44+0.3%
3AApr 29, 2004$890,969$875,000 p. 43+1.8%
7GApr 29, 2004$1,527,375$1,525,000 p. 44+0.2%
2FMay 5, 2004$1,451,006$1,425,000 p. 44+1.8%
2GMay 5, 2004$1,542,649$1,525,000 p. 44+1.2%
3DMay 6, 2004$1,629,200$1,575,000 p. 44+3.4%
3HMay 7, 2004$916,425$900,000 p. 45+1.8%
2AMay 10, 2004$941,881$925,000 p. 43+1.8%
2EMay 17, 2004$1,756,481$1,725,000 p. 44+1.8%
2BMay 18, 2004$1,379,729$1,355,000 p. 43+1.8%
3EMay 18, 2004$1,705,569$1,625,000 p. 44+5%
9CMay 19, 2004$3,054,750$2,525,000 p. 43+21%
6BMay 21, 2004$1,120,075$1,195,000 p. 43−6.3%
COMJun 22, 2004$13,000,000——
2HJun 24, 2004$1,069,163$995,000 p. 45+7.5%
PHAJan 28, 2005$1,781,938——
PHCJan 31, 2005$2,846,009——
PHBMar 23, 2005$4,327,563——
7EApr 1, 2008$6,300,000$2,850,000 p. 44+121.1%

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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
21 Astor Place LLC
Principals
Mild Naftali, Orly Hacmon
Construction lender
HSBC Bank$12.5 million loan stated in the plan

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

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