Bleecker Street Gardens Condominium
23 Bleecker Street, Brooklyn, NY 11221
Overview
- Units
- 20 residential · 10 parking
- Subway
- 6 min walk to Gates Av J ZKosciuszko St J, 7 min
- Principals
- John A. Russo
- Average $/sf
- $1,208Homes in Schedule A, as first offered
- Common charges
- $499–$799 a monthSponsor's first-year estimate in Schedule A, September 1, 2023
- Offering price
- $16.4 million total
- Floor plans
- Page 68 of the plan
The sponsor of record is Bleeker Street Gardens LLC, represented by Abrams Fensterman, LLP. The offering plan runs 308 pages. The sponsor has filed 1 amendment, the latest in December 2023. The nearest other condo plan on file is Bleecker Street Gardens Condominium, next door.
Plan CD230015 · Rehab · accepted Sep 22, 2023 · AG record ↗
Compare
| Figure | This building1 | 30 Bushwick222 units · 1.7 miaccepted 2024 | 904 Bedford318 units · 1.7 miaccepted 2023 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.90Highest | $0.55 | $0.36 |
| Average Offering PricePer Apartment | $818,650Below peers | $1.25M | $866,602 |
| Average PricePer Square Foot | $1,208In line | $1,484 | $889 |
| Property TaxesPer Square Foot / Month | $1.14In line | $1.20 | $0.05 |
| Average Unit SizeSquare Feet | 678 SFSmallest | 844 SF | 975 SF |
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Unit mix, closings, budgets, finishes and the team, against 30 Bushwick and 904 Bedford, cited to the offering plans. No credit card required.
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- 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.
Units & Prices
Closings Pro
| Homes closed100% of the homes in Schedule A | 20 of 20 |
| Closing prices vs. Schedule A20 homes: $13,235,186 at closing against $16,373,000 in Schedule A (p. 31) | −19.2% |
| Average closing price20 homes, on their Schedule A square feet | $976 / SF |
| Closingsfirst and latest recorded | Apr 1, 2024 – Nov 21, 2025 |
Sales recorded with the Department of Finance (ACRIS) through Feb 28, 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 20 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| 5A | Apr 1, 2024 | $870,000 | $1,075,000 p. 31 | −19.1% |
| 5C | Apr 1, 2024 | $870,000 | $1,075,000 p. 31 | −19.1% |
| 4C | May 6, 2024 | $627,000 | $790,000 p. 31 | −20.6% |
| 3A | May 8, 2024 | $600,000 | $775,000 p. 31 | −22.6% |
| 3D | May 8, 2024 | $663,725 | $840,000 p. 31 | −21% |
| 2B | May 10, 2024 | $615,023 | $765,000 p. 31 | −19.6% |
| 4B | May 21, 2024 | $654,000 | $820,000 p. 31 | −20.2% |
| 3B | May 28, 2024 | $634,000 | $800,000 p. 31 | −20.8% |
| 4A | May 28, 2024 | $657,000 | $790,000 p. 31 | −16.8% |
| 5B | May 29, 2024 | $690,000 | $865,000 p. 31 | −20.2% |
| 4D | Jun 17, 2024 | $710,000 | $860,000 p. 31 | −17.4% |
| 4E | Aug 26, 2024 | $706,388 | $860,000 p. 31 | −17.9% |
| 3E | Sep 13, 2024 | $667,250 | $840,000 p. 31 | −20.6% |
| 3C | Sep 19, 2024 | $611,325 | $775,000 p. 31 | −21.1% |
| 2A | Oct 1, 2024 | $595,000 | $738,000 p. 31 | −19.4% |
| 2C | Nov 7, 2024 | $599,975 | $735,000 p. 31 | −18.4% |
| 1A | Mar 18, 2025 | $655,000 | $735,000 p. 31 | −10.9% |
| 2D | Apr 30, 2025 | $687,500 | $800,000 p. 31 | −14.1% |
| 2E | May 7, 2025 | $612,000 | $800,000 p. 31 | −23.5% |
| 1B | Nov 21, 2025 | $510,000 | $635,000 p. 31 | −19.7% |
Pro
Closings are for subscribers
Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.
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
- Bleeker Street Gardens LLC
- Principals
- John A. Russo
- Counsel
- Abrams Fensterman, LLP
- Tax estimate
- Marcus & Pollak, LLPPrepared the first-year real estate tax projection
- Construction lender
- Emerald Creek Capital$6.2 million loan stated in the plan
From our research: Do NYC Developers Rehire the Same Firms?
Nearby
- Bleecker Street Gardens Condominiumnext door · 20 units · 10 parking
- Bleecker Condominiumnext door · 6 units · 2021
- Green Bushwick Condominiumnext door · 8 units · 2021
- 923 Bushwick Avenue Condominiumnext door · 8 units · 2023
- 1160 Greene Avenue Condominiumnext door · 7 units · 2022
- 952 Bushwick Avenue Condominiumnext door · 10 units · 2021