THE CONDO BOOK PROJECT

25-25 31st Avenue Condominium

25-25 31st Avenue, Queens, NY 11106

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Overview

Units
12 residential · 5 parking · 5 storage
Subway
6 min walk to 30 Av N WBroadway N W, 7 min
Average $/sf
$1,187Homes in Schedule A, as first offered
Offering price
$10.7 million total $11 million when first offered

The sponsor of record is 25-25 Astoria LLC, represented by Certilman Balin Adler & Hyman, LLP. The offering plan runs 400 pages. The sponsor has filed 4 amendments, the latest in April 2026. The nearest other condo plan on file is Parisian Astoria Condominium, next door.

Plan CD240092 · New · accepted Oct 16, 2024 · AG record ↗

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FigureThis building1The Destination212 units · 0.4 miaccepted 2024Frame Astoria320 units · 0.1 miaccepted 2024
Common ChargesPer Square Foot / Month$0.86 ⚠In line$0.88$0.68
Average Offering PricePer Apartment$887,833In line$954,167$849,536
Average PricePer Square Foot$1,187Below peers$1,230$1,280
Average Unit SizeSquare Feet748 SFIn line776 SF664 SF

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Unit mix, closings, budgets, finishes and the team, against The Destination and Frame Astoria, cited to the offering plans. No credit card required.

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How We Got This
  • Comps: the closest Queens 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.

⚠ Read from a partly legible Schedule B.

Closings Pro

Homes closed92% of the homes in Schedule A11 of 12
Closing prices vs. Schedule A11 homes: $9,255,525 at closing against $9,655,000 in Schedule A (p. 50)−4.1%
Average closing price11 homes, on their Schedule A square feet$1,102 / SF
Closingsfirst and latest recordedAug 28, 2025 – Jul 1, 2026

Sales recorded with the Department of Finance (ACRIS) through Jul 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 11 closings
HomeRecordedClosing priceSchedule ADifference
2AAug 28, 2025$725,000$779,000 p. 50−6.9%
2BAug 28, 2025$926,608$899,000 p. 50+3.1%
6AAug 29, 2025$815,000$819,000 p. 50−0.5%
5ASep 18, 2025$758,596$799,000 p. 50−5.1%
7BSep 25, 2025$960,000$1,025,000 p. 50−6.3%
3AOct 3, 2025$744,291$759,000 p. 50−1.9%
4AOct 3, 2025$730,000$779,000 p. 50−6.3%
5BOct 8, 2025$908,000$959,000 p. 50−5.3%
3BNov 20, 2025$888,030$919,000 p. 50−3.4%
4BFeb 10, 2026$885,000$939,000 p. 50−5.8%
6BJul 1, 2026$915,000$979,000 p. 50−6.5%

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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
25-25 Astoria LLC
Tax estimate
SJP Tax Consultants, Inc.Prepared the first-year real estate tax projection

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

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