Nusun Vernon
30-55 Vernon Boulevard, Queens, NY 11102
Overview
NuSun Vernon is a new nine-story, 122-unit condo on the Astoria waterfront. Its offering plan details Bosch kitchens and laundry, second-floor amenities and shared terraces, a virtual doorman instead of front desk staff, a large reserve fund, and full property taxes with no 421-a abatement.
- What it is: a new nine-story mixed-use building, about 94 feet tall, on a full block front of Vernon Boulevard between 30th Drive and 30th Road. Construction started in September 2022. The original plan expected the first closing around January 1, 2025.
- Size: 122 apartments, one retail unit of about 8,600 sq ft, one community facility unit of about 4,800 sq ft and a parking garage unit.
- Floor numbers: there's no fourth floor by name. Apartments are labeled floors 2, 3, 5 through 9 and PH, but they sit on the building's second through ninth stories.
- Layouts: eight studios (about 446 to 515 sq ft), one-bedrooms (about 606 to 687 sq ft), two-bedrooms (about 1,035 to 1,288 sq ft) and three-bedrooms (about 1,518 to 1,848 sq ft). Ceilings run about 10 feet floor to floor on most floors and 11'9" on the penthouse floor.
- Outdoor space: many homes have small balconies of 50 to 121 sq ft. A handful on floors 2, 3, 5, 6 and 8 have terraces of about 340 to 1,650 sq ft. Penthouses A, C and E have private roof terraces reached by an inside stair.
- Offering prices: in the original price list, homes ran from $557,500 for a studio to about $2.7 million for penthouse C. These are asking prices, not sales. Six amendments have been filed since, so check them for current prices (see how to find amendments).
- Common charges: roughly $339 to $1,770 a month, depending on the unit, under the sponsor's first-year projection.
Compare
| Figure | This building1 | Lucent 33264 units · 1.2 miaccepted 2023 | Urban21371 units · 1.9 miaccepted 2024 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.80Below peers | $0.99 | $0.89 |
| Average Offering PricePer Apartment | $1.17MHighest | $936,867 | $1.02M |
| Average PricePer Square Foot | $1,315Below peers | $1,344 | $1,516 |
| Property TaxesPer Square Foot / Month | $0.80Lowest | $1.11 | $1.30 |
| Average Unit SizeSquare Feet | 892 SFLargest | 697 SF | 672 SF |
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Unit mix, closings, budgets, finishes and the team, against Lucent 33 and Urban21, cited to the offering plans. No credit card required.
Create a free accountHow 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.
Units & Prices
Closings Pro
| Homes closed41% of the homes in Schedule A | 50 of 122 |
| Closing prices vs. Schedule A47 homes: $55,551,782 at closing against $55,862,415 in Schedule A (p. 42, p. 43, p. 44, p. 45) | −0.6% |
| Average closing price47 homes, on their Schedule A square feet | $1,315 / SF |
| Closingsfirst and latest recorded | Oct 22, 2025 – Sep 8, 2026 |
Sales recorded with the Department of Finance (ACRIS) through Sep 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
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| PH-C | Oct 22, 2025 | $2,883,080 | $2,701,880 p. 45 | +6.7% |
| 3F | Nov 5, 2025 | $1,455,560 | $1,458,750 p. 42 | −0.2% |
| 5H | Nov 5, 2025 | $1,615,000 | $1,458,750 p. 43 | +10.7% |
| 5P | Nov 6, 2025 | $1,375,000 | $1,423,750 p. 43 | −3.4% |
| 7H | Nov 12, 2025 | $1,802,955 | $1,557,945 p. 44 | +15.7% |
| 6G | Nov 17, 2025 | $880,000 | $848,900 p. 43 | +3.7% |
| 6I | Nov 18, 2025 | $910,000 | $893,100 p. 44 | +1.9% |
| 5I | Dec 9, 2025 | $895,000 | $858,750 p. 43 | +4.2% |
| 2G | Dec 12, 2025 | $1,125,000 | $1,285,635 p. 42 | −12.5% |
| 3B | Dec 12, 2025 | $557,500 | $557,500 p. 42 | 0% |
| 6B | Dec 15, 2025 | $792,000 | $815,100 p. 43 | −2.8% |
| 7G | Dec 15, 2025 | $877,100 | $871,755 p. 44 | +0.6% |
| 3I | Dec 17, 2025 | $800,000 | $858,750 p. 42 | −6.8% |
| 8E | Dec 18, 2025 | $1,595,000 | $1,661,500 p. 44 | −4% |
| 5B | Dec 22, 2025 | $765,000 | $783,750 p. 43 | −2.4% |
| 6E | Dec 23, 2025 | $767,950 | $787,800 p. 43 | −2.5% |
| 2D | Jan 9, 2026 | $795,000 | $848,445 p. 42 | −6.3% |
| 3E | Jan 21, 2026 | $850,000 | $816,250 p. 42 | +4.1% |
| 5G | Jan 21, 2026 | $865,000 | $816,250 p. 43 | +6% |
| 5M | Jan 28, 2026 | $1,483,500 | $1,411,250 p. 43 | +5.1% |
| PH-D | Feb 3, 2026 | $1,839,987 | $1,980,075 p. 45 | −7.1% |
| 8L | Feb 6, 2026 | $662,284 | $662,750 p. 45 | −0.1% |
| 3J | Feb 19, 2026 | $1,190,768 | $1,293,750 p. 42 | −8% |
| 9E | Feb 19, 2026 | $1,535,000 | $1,640,800 p. 45 | −6.4% |
| 5N | Feb 26, 2026 | $761,889 | $792,500 p. 43 | −3.9% |
| 5E | Feb 27, 2026 | $725,950 | $757,500 p. 43 | −4.2% |
| 5J | Mar 4, 2026 | $856,000 | $858,750 p. 43 | −0.3% |
| 5D | Mar 5, 2026 | $595,000 | $557,500 p. 43 | +6.7% |
| 3W | Mar 13, 2026 | $5,532,431one deed, 3 homes | $1,947,500 p. 43 | — |
| 5Q | Mar 13, 2026 | $5,532,431one deed, 3 homes | $2,051,250 p. 43 | — |
| 5R | Mar 13, 2026 | $5,532,431one deed, 3 homes | $2,086,250 p. 43 | — |
| 6K | Mar 27, 2026 | $900,000 | $893,100 p. 44 | +0.8% |
| 8F | Apr 6, 2026 | $1,615,206 | $1,604,625 p. 44 | +0.7% |
| 5L | Apr 23, 2026 | $1,318,634 | $1,293,750 p. 43 | +1.9% |
| 2L | May 4, 2026 | $1,365,000 | $1,477,660 p. 42 | −7.6% |
| 7E | May 7, 2026 | $763,688 | $809,010 p. 44 | −5.6% |
| 7N | May 14, 2026 | $804,418 | $846,390 p. 44 | −5% |
| 8G | May 19, 2026 | $930,000 | $944,625 p. 44 | −1.5% |
| 6N | May 20, 2026 | $760,000 | $824,200 p. 44 | −7.8% |
| 2M | May 22, 2026 | $1,568,000 | $1,517,180 p. 42 | +3.3% |
| PH-E | May 28, 2026 | $2,754,622 | $2,554,075 p. 45 | +7.9% |
| 6Q | Jun 10, 2026 | $1,487,000 | $1,698,400 p. 44 | −12.4% |
| 2B | Jun 15, 2026 | $799,326 | $806,455 p. 42 | −0.9% |
| 3D | Jun 15, 2026 | $1,242,265 | $1,393,750 p. 42 | −10.9% |
| 9F | Jul 8, 2026 | $1,802,000 | $1,633,800 p. 45 | +10.3% |
| 8B | Jul 10, 2026 | $798,000 | $862,125 p. 44 | −7.4% |
| 7K | Jul 20, 2026 | $905,000 | $917,145 p. 44 | −1.3% |
| 6H | Jul 22, 2026 | $1,637,955 | $1,517,100 p. 43 | +8% |
| PH-A | Sep 2, 2026 | $2,044,646 | $2,150,840 p. 45 | −4.9% |
| 3H | Sep 8, 2026 | $799,500 | $858,750 p. 42 | −6.9% |
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
What It Costs to Run
The sponsor projects a first-year budget of about $1.11 million for calendar year 2025. Residential owners carry about $1.04 million of it, and the retail, community facility and garage units pay the rest. The largest lines:
| Budget line | Approx. first-year cost |
|---|---|
| Labor (superintendent) | $167,000 |
| Reserve fund | $167,000 |
| Management fee | $151,000 |
| Residential share of condominium charges | $144,000 |
| Water and sewer | $129,000 |
| Insurance | $100,000 |
| Contingency | $56,000 |
| Gas (hot water) | $53,000 |
Common charges run roughly $339 a month for the smallest studio to about $1,770 for penthouse C. Estimated property taxes add about the same again, so the plan's combined monthly totals run from about $677 to $3,533. The sponsor's tax consultant projects about $1.16 million a year in taxes on the residential portion. Read more on common charges, the 421-a tax abatement and estimating condo property taxes.
Good to know: at closing you pay two months' common charges as working capital, $2,500 to the sponsor's lawyer, and a $350 fee for new-owner documents. The deposit is 10% of the price. See the working capital contribution and NYC condo reserve funds.
From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size
The Building
Finishes
Kitchens
Kitchens are all Bosch, with white oak cabinets and a Kohler stainless steel sink. Cooking is on gas.
- One- to three-bedrooms: a 30-inch gas cooktop, a wall oven or speed oven, a drawer microwave, a 24-inch dishwasher and a panel-ready 800 Series refrigerator (30-inch in one-bedrooms, 36-inch in larger homes).
- Studios: a 24-inch gas cooktop, a speed oven, an 18-inch dishwasher and a 24-inch refrigerator.
- Penthouses: add a 15-inch True wine cooler.
The plan doesn't name a countertop material. See kitchen appliance brands in NYC condos and gas vs. induction stoves.
Bathrooms
Fixtures are Kohler in polished nickel: Composed faucets and shower controls, a Purist shower head, a Corbelle toilet and an Archer tub. Vanities are quarter-sawn white oak, and bathroom floors are tile.
Floors and Windows
- Floors: rift and flat cut white oak planks, 5.5 inches wide, over a sound underlayment.
- Windows: aluminum, double glazed with a thermal break, from Skyline, ESW, FA Partners or equal. They carry a five-year manufacturer warranty.
Laundry, Heating and Cooling
- Laundry: every home has a Bosch washer and a ventless Bosch dryer in a laundry closet.
- Heating and cooling: an electric heat pump (VRF) system with ceiling air handlers in each room. You pay for it through your own electric meter.
- Hot water and cooking gas: gas water heaters for the building are paid through common charges. Cooking gas is metered separately, and the plan estimates about $314 a year per unit.
Compare with in-unit washers and dryers and heating and cooling systems in NYC condos.
Listings: NuSun Vernon, 30-55 Vernon Boulevard on StreetEasy
Amenities, Staffing & Transportation
For 122 homes, the list is mid-sized and mostly outdoors:
- Second floor: an amenity lounge (about 955 sq ft), a fitness room (about 885 sq ft), a co-working room (about 608 sq ft), a kids' room (about 375 sq ft) and an amenity terrace of about 2,365 sq ft.
- Fifth floor: shared terraces. The specifications list three, of about 895, 989 and 2,947 sq ft.
- Roof: a common amenity terrace of about 2,037 sq ft, with no fixed furniture.
- Ground floor: the lobby, a package room of about 440 sq ft, and a bike room with 62 stalls.
Good to know: the bike room and a small 183 sq ft storage room are open only to owners who buy access. The plan sets no price for either. There's no pool. Pets are limited to one dog of 60 pounds or less, one cat, one bird and fish. Compare with amenities by building size and condo storage.
Staffing and Services
The plan projects a lean setup:
- 1 full-time superintendent/handyman, with 80% of his time charged to the residential side
- A virtual doorman and security service, at about $37,000 a year
- An Aiphone video intercom in every apartment and security cameras in the common areas
- An attended parking garage, run as a separate unit
The labor line is about $167,000. The text describes one superintendent, but the wage table is labeled "3 super." Ask the sponsor which is right. See where condo common charges go.
Transportation
- Subway: 17 min walk to 30 Av N W; Broadway N W, 19 min
- Parking: 1 parking unit in the plan
Fine Print
What's Specific to It
- A virtual doorman, not a front desk. The budget pays about $37,000 a year for a virtual doorman and security service. The only staff is one full-time superintendent shared with the commercial spaces.
- Full taxes from day one. The plan says the building isn't eligible for 421-a. Estimated taxes for each home roughly match its common charges. Only the commercial, community facility and garage units applied for a tax break (ICAP).
- A big reserve. About $167,000 a year, 15% of the budget, goes to a capital reserve. That's unusually high for a first-year budget.
- Flood zone. The site is in FEMA flood zone AE, and the building has no emergency generator.
- Parking is rented, not sold to owners. The garage is one separate condo unit. Its 68 spaces are rented first come, first served to residents, tenants and guests.
Listing photos of NuSun Vernon can show you the finishes and the views. The offering plan, the document the developer filed with the New York Attorney General, tells you how the building will be run and what you agree to when you buy. New to these documents? Start with what a condo offering plan is.
Fine Print Worth Knowing
- Sponsor control. The sponsor controls the board for up to five years after the first closing, or until 120 days after 95% of units close, whichever comes first.
- No mortgage contingency. If you can't get a loan, you can lose your deposit. The plan warns that lenders may hesitate in buildings where few units have sold.
- Flood and site history. The lot is in flood zone AE. It carries a city environmental designation, and the plan says the city's Office of Environmental Remediation approved the cleanup plan.
- Short warranty. The sponsor's limited warranty covers material construction defects reported within one year of your closing. It doesn't pass to the next owner.
- Late closing costs. If you close late through no fault of the sponsor, you pay interest equal to 16% a year on the price for each day of delay.
- Terraces are on you. Owners pay for upkeep, leak repairs and resurfacing of their own balconies and terraces. See who pays for terrace repairs.
- Easy resale and renting. The board can't approve or reject buyers and has no right of first refusal. Owners may rent their units after giving the board the lease.
- Copy-and-paste slips. The plan's smoking policy and facade inspection notes name a different building, "37-34 33rd Street Condominium." Other details conflict too. The budget notes mention Mitsubishi heat pumps and gas dryers, but the specifications list Gree heat pumps and electric Bosch dryers. One section says the condo can elect tax-exempt status, and another says it can't. The new-owner fee is payable to AKAM Associates, though the named managing agent is 4 Seasons. Ask the sponsor's counsel which version controls.
Team
- Sponsor: 3055 Vernon LLC. Its principals are Linzhong Zhuo, Hanjun Bai, Dov Schlein and Sebastian Zoladz, plus Vernon SPE LLC. Zhuo and Bai were also behind NuSun Tower and several other Queens and Brooklyn condos. Schlein and Zoladz are partners at NuVerse Advisors.
- Engineer (property report): HPL Engineering P.C., Fran Huang, P.E.
- Managing agent: 4 Seasons International Management, on an initial one-year term. The plan says it isn't affiliated with the sponsor.
- Selling agent: Global Real Estate Ventures Group
- Sponsor's counsel: Moritt Hock & Hamroff
- Construction lender: Bank Hapoalim
The plan doesn't name an architect or an interior designer.
- Sponsor
- 3055 Vernon LLC
- Developer
- Vernon SPE LLC
- Principals
- Hanjun Bai, Dov C. Schlein, Sebastian Zoladz
- Counsel
- Moritt Hock & Hamroff, LLP
- Tax estimate
- Anthony Como AssociatesPrepared the first-year real estate tax projection
- Construction lender
- Bank Hapoalim$65.3 million recorded
Nearby
- Marina Astoria A/K/A 3005 Vernon Condominiumnext door · 67 units · 1 parking · 2022
- Hallet'S Cove Condominiumnext door · 72 units · 1 parking · 2004
- 30-53 12th Street Condominium0.1 mi · 4 units · 2009
- 12-08 Astoria Condominium0.1 mi · 6 units · 4 parking · 2017
- Piano Factory Condominium0.1 mi · 70 units · 1 parking · 2008
- 11-32 31st Avenue Condominium0.1 mi · 28 units · 2023
FAQ
Does NuSun Vernon have a doorman?
Not in person. The budget pays for a virtual doorman and security service plus one superintendent. There's no front desk staff on the payroll.
How much are common charges at NuSun Vernon?
Under the sponsor's first-year projection, roughly $339 to $1,770 a month depending on the unit. Estimated property taxes are about the same again, because the building has no 421-a abatement.
Does NuSun Vernon have parking?
Yes, an attended garage entered from 30th Road. The plan says 68 spaces, though its specifications chart counts 65. The garage is a separate unit owned by the sponsor or a buyer, and spaces are rented, not sold to apartment owners. See deeded parking vs. a license.
Where this comes from: the building's offering plan (CD230306), filed with the New York Attorney General, including its Schedule A price list, Schedule B first-year budget and description of property. Prices are the sponsor's offering prices, not sales. Six amendments have been filed and may change prices or terms. Updated October 2026.