THE CONDO BOOK PROJECT

Aster Garden Condominium

2491 Ocean Avenue, Brooklyn, NY 11229

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Overview

Units
10 residential · 3 parking
Subway
7 min walk to Avenue U QNeck Rd Q, 11 min
Principals
Lixian Ma
Average $/sf
$801Homes in Schedule A, as first offered
Common charges
$324–$457 a monthSponsor's first-year estimate in Schedule A, July 1, 2022- June 30, 2023
Offering price
$4.63 million total $5.36 million when first offered

The sponsor of record is Aster Garden LLC, represented by Lawrence Lixin Yang, P.C.. The offering plan runs 283 pages. The sponsor has filed 5 amendments, the latest in July 2023. The nearest other condo plan on file is 2493 Ocean Avenue Condominium, next door.

Plan CD210140 · New · accepted Oct 19, 2021 · AG record ↗

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FigureThis building11683 West 7th211 units · 1.5 miaccepted 20222350 W. 11th Street Condominum39 units · 1.7 miaccepted 2021
Common ChargesPer Square Foot / Month$0.54In line$0.59$0.53
Average Offering PricePer Apartment$520,500In line$480,030$650,100
Average PricePer Square Foot$801In line$750$900
Property TaxesPer Square Foot / Month$1.04Highest$0.90$0.56
Average Unit SizeSquare Feet650 SFIn line640 SF722 SF

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Unit mix, closings, budgets, finishes and the team, against 1683 West 7th and 2350 W. 11th Street Condominum, 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 A10 of 10
Closing prices vs. Schedule A10 homes: $4,731,811 at closing against $5,205,000 in Schedule A (p. 40)−9.1%
Average closing price10 homes, on their Schedule A square feet$728 / SF
Closingsfirst and latest recordedJul 12, 2022 – Mar 14, 2024

Sales recorded with the Department of Finance (ACRIS) through Oct 31, 2025: 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 10 closings
HomeRecordedClosing priceSchedule ADifference
3AJul 12, 2022$456,300$505,000 p. 40−9.6%
3BJul 12, 2022$425,880$500,000 p. 40−14.8%
5BJul 12, 2022$496,860$515,000 p. 40−3.5%
4AAug 8, 2022$518,289$515,000 p. 40+0.6%
5AAug 8, 2022$456,300$525,000 p. 40−13.1%
6AOct 3, 2022$456,300$515,000 p. 40−11.4%
4BFeb 13, 2023$425,880$505,000 p. 40−15.7%
2BSep 22, 2023$476,580$495,000 p. 40−3.7%
2AFeb 27, 2024$570,220$605,000 p. 40−5.7%
6BMar 14, 2024$449,202$525,000 p. 40−14.4%

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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
Aster Garden LLC
Principals
Lixian Ma
Tax estimate
LAWRENCE LIXIN YANG, P.C.Prepared the first-year real estate tax projection
Construction lender
Slvn1$2.15 million recorded

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

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