THE CONDO BOOK PROJECT

21 Lefferts Place Condominium

21 Lefferts Place, Brooklyn, NY 11238

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Overview

Units
6 residential
Subway
4 min walk to Clinton-Washington Avs CFranklin Av C S, 8 min
Developer
Cullinan Holdings
Principals
Dovid Blum
Average $/sf
$1,677Homes in Schedule A, as first offered
Common charges
$326–$758 a monthSponsor's first-year estimate in Schedule A, January 1, 2026 To December 31, 2026
Offering price
$6.79 million total $5.32 million when first offered

The sponsor of record is 21 Lefferts Place LLC, represented by Eial Girtz, PC. The offering plan runs 264 pages. The sponsor has filed 2 amendments, the latest in July 2026. The nearest other condo plan on file is 478 Grand Avenue Condominium, next door.

Plan CD230161 · New · accepted Oct 7, 2025 · AG record ↗

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FigureThis building1751 Dean24 units · 0.2 miaccepted 2025598 Sterling Place37 units · 0.6 miaccepted 2025
Common ChargesPer Square Foot / Month$0.69In line$0.62$0.87
Average Offering PricePer Apartment$1.13MIn line$1.48M$945,000
Average PricePer Square Foot$1,677In line$1,758$1,401
Property TaxesPer Square Foot / Month$1.21In line$1.12$1.22
Average Unit SizeSquare Feet675 SFIn line843 SF674 SF

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Unit mix, closings, budgets, finishes and the team, against 751 Dean and 598 Sterling Place, 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 closed67% of the homes in Schedule A4 of 6
Closing prices vs. Schedule A4 homes: $3,907,000 at closing against $4,115,000 in Schedule A (p. 36)−5.1%
Average closing price4 homes, on their Schedule A square feet$1,491 / SF
Closingsfirst and latest recordedMay 1, 2026 – Aug 13, 2026

Sales recorded with the Department of Finance (ACRIS) through Aug 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 4 closings
HomeRecordedClosing priceSchedule ADifference
2FMay 1, 2026$795,000$795,000 p. 360%
3FMay 6, 2026$825,000$825,000 p. 360%
2RJul 17, 2026$737,000$795,000 p. 36−7.3%
4Aug 13, 2026$1,550,000$1,700,000 p. 36−8.8%

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Closings are for subscribers

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 Lefferts Place LLC
Developer
Cullinan Holdings
Principals
Dovid Blum
Tax estimate
RE Tax Service, LLCPrepared the first-year real estate tax projection
Construction lender
L&L Capital Partners$3.5 million loan stated in the plan

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

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