THE CONDO BOOK PROJECT

3031 Brighton 5th Street Condominium

3031 Brighton 5th Street, Brooklyn, NY 11214

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Overview

Units
16 residential · 9 parking
Subway
2 min walk to Brighton Beach B QOcean Pkwy Q, 7 min
Principals
Shing Kong Lam, Yuk Yiu Sze
Average $/sf
$850Homes in Schedule A, as first offered
Offering price
$9.22 million total

The sponsor of record is Richard & Uncle 3031, LLC**, represented by Thomas E. Berinato, Attorney At Law. The offering plan runs 308 pages. The sponsor has filed 2 amendments, the latest in September 2022. The nearest other condo plan on file is 3016 Brighton 5th Street Condominium, next door.

Plan CD200200 · New · accepted Mar 14, 2022 · AG record ↗

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FigureThis building1Aster Garden210 units · 1.6 miaccepted 20212350 W. 11th Street Condominum39 units · 1.3 miaccepted 2021
Common ChargesPer Square Foot / Month$0.65Highest$0.54$0.53
Average Offering PricePer Apartment$542,500In line$520,500$650,100
Average PricePer Square Foot$850In line$801$900
Average Unit SizeSquare Feet638 SFSmaller650 SF722 SF

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Unit mix, closings, budgets, finishes and the team, against Aster Garden 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 closed56% of the homes in Schedule A9 of 16
Closing prices vs. Schedule A9 homes: $4,295,645 at closing against $4,374,000 in Schedule A (p. 41)−1.8%
Average closing price9 homes, on their Schedule A square feet$835 / SF
Closingsfirst and latest recordedNov 10, 2022 – Oct 30, 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 9 closings
HomeRecordedClosing priceSchedule ADifference
4DNov 10, 2022$417,990$424,000 p. 41−1.4%
2DNov 23, 2022$422,838$424,000 p. 41−0.3%
5DNov 28, 2022$442,340$424,000 p. 41+4.3%
5CJan 26, 2023$516,466$466,000 p. 41+10.8%
3DAug 11, 2023$416,590$424,000 p. 41−1.7%
4CSep 28, 2023$438,270$466,000 p. 41−6%
3CJul 29, 2024$496,368$466,000 p. 41+6.5%
5BSep 19, 2024$670,009$625,000 p. 41+7.2%
3AOct 30, 2025$474,774$655,000 p. 41−27.5%

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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
Richard & Uncle 3031, LLC**
Principals
Shing Kong Lam, Yuk Yiu Sze
Construction lenders
Amerasia Bank, Global Bank

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

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