Oasis Astoria Condominium
31-16 21st Street, Queens, NY 11106
Overview
The Oasis Astoria is a new 7-story, 52-unit condo at 31-16 21st Street in Astoria, Queens. Its offering plan lists one- and two-bedrooms from about $703,000 to $1.58 million, a lean first-year budget of about $186,000 with a part-time super and no doorman, and nine EV-ready parking licenses.
- What it is: a new 7-story building, about 85 feet tall, on a roughly 10,300 sq ft corner lot. The plan projected completion in spring 2025 and a first closing around July 1, 2025, with no guarantee.
- Size: 52 apartments on floors 2 through 7, 2 retail units on the ground floor, and a 26-space parking garage, also on the ground floor.
- Layouts: 27 one-bedrooms of about 541 to 633 sq ft and 25 two-bedroom, two-bath homes of about 748 to 990 sq ft. Floors 6 and 7 are labeled PH1 and PH2.
- Outdoor space: 25 homes have a balcony, a private terrace or both. The biggest terraces are on the second floor (2J, about 1,005 sq ft) and the sixth floor (PH1-A, about 822 sq ft).
- Offering prices: from $703,300 for a one-bedroom to $1,584,000 for the top two-bedroom penthouse. That's about $1,300 to $1,600 per sq ft. These are the original asking prices, not sales, and may have changed by amendment.
- Common charges: about $184 to $484 a month, under the sponsor's first-year projection.
Compare
| Figure | This building1 | Mason Lic242 units · 1.1 miaccepted 2023 | Lucent 33364 units · 0.9 miaccepted 2023 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.41Lowest | $0.76 | $0.99 |
| Average Offering PricePer Apartment | $987,277Above peers | $973,690 | $936,867 |
| Average PricePer Square Foot | $1,396Above peers | $1,375 | $1,344 |
| Property TaxesPer Square Foot / Month | $0.82Lowest | $1.07 | $1.11 |
| Average Unit SizeSquare Feet | 707 SFIn line | 708 SF | 697 SF |
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Unit mix, closings, budgets, finishes and the team, against Mason Lic and Lucent 33, 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 closed100% of the homes in Schedule A | 52 of 52 |
| Closing prices vs. Schedule A52 homes: $46,733,885 at closing against $51,338,400 in Schedule A (p. 63, p. 64) | −9% |
| Average closing price52 homes, on their Schedule A square feet | $1,271 / SF |
| Closingsfirst and latest recorded | Apr 28, 2025 – Sep 1, 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 52 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| 2C | Apr 28, 2025 | $1,020,643 | $1,099,800 p. 63 | −7.2% |
| 3H | May 2, 2025 | $637,577 | $703,300 p. 63 | −9.3% |
| 4E | May 6, 2025 | $950,000 | $1,009,800 p. 63 | −5.9% |
| 3I | May 9, 2025 | $650,000 | $718,900 p. 63 | −9.6% |
| 2D | May 12, 2025 | $670,365 | $708,500 p. 63 | −5.4% |
| 5A | May 15, 2025 | $1,125,000 | $1,212,450 p. 63 | −7.2% |
| 2H | May 21, 2025 | $680,000 | $811,500 p. 63 | −16.2% |
| 4I | Jun 5, 2025 | $661,863 | $735,490 p. 63 | −10% |
| 5J | Jun 6, 2025 | $729,360 | $797,340 p. 64 | −8.5% |
| PH2-E | Jun 10, 2025 | $767,099 | $777,920 p. 64 | −1.4% |
| 2A | Jun 17, 2025 | $1,080,000 | $1,150,500 p. 63 | −6.1% |
| 3F | Jun 18, 2025 | $744,697 | $841,890 p. 63 | −11.5% |
| 3B | Jun 23, 2025 | $1,098,888 | $1,151,780 p. 63 | −4.6% |
| 3J | Jun 23, 2025 | $725,000 | $774,060 p. 63 | −6.3% |
| 5D | Jun 25, 2025 | $690,730 | $746,650 p. 64 | −7.5% |
| 5C | Jun 27, 2025 | $1,120,000 | $1,159,020 p. 63 | −3.4% |
| 5H | Jul 2, 2025 | $660,182 | $730,350 p. 64 | −9.6% |
| 3E | Jul 8, 2025 | $915,000 | $994,840 p. 63 | −8% |
| 5E | Jul 16, 2025 | $963,350 | $1,024,760 p. 64 | −6% |
| 2B | Jul 22, 2025 | $981,500 | $1,125,800 p. 63 | −12.8% |
| 4H | Jul 25, 2025 | $660,182 | $719,530 p. 63 | −8.2% |
| 4G | Jul 28, 2025 | $668,000 | $734,400 p. 63 | −9% |
| 4B | Jul 30, 2025 | $1,050,000 | $1,169,100 p. 63 | −10.2% |
| 4J | Aug 1, 2025 | $690,730 | $785,700 p. 63 | −12.1% |
| 5I | Aug 4, 2025 | $680,000 | $746,550 p. 64 | −8.9% |
| 3D | Aug 12, 2025 | $670,365 | $724,850 p. 63 | −7.5% |
| PH1-D | Aug 20, 2025 | $1,105,000 | $1,168,700 p. 64 | −5.5% |
| PH1-B | Aug 22, 2025 | $1,272,813 | $1,448,000 p. 64 | −12.1% |
| PH1-A | Aug 25, 2025 | $1,450,000 | $1,516,800 p. 64 | −4.4% |
| PH1-G | Aug 27, 2025 | $666,000 | $741,170 p. 64 | −10.1% |
| PH2-F | Aug 27, 2025 | $690,000 | $757,400 p. 64 | −8.9% |
| 3G | Sep 2, 2025 | $680,000 | $723,520 p. 63 | −6% |
| 4D | Sep 4, 2025 | $689,000 | $735,750 p. 63 | −6.4% |
| PH2-A | Sep 15, 2025 | $1,450,000 | $1,584,000 p. 64 | −8.5% |
| PH2-B | Sep 18, 2025 | $1,310,000 | $1,417,600 p. 64 | −7.6% |
| 2G | Oct 8, 2025 | $685,000 | $816,000 p. 63 | −16.1% |
| PH1-E | Oct 10, 2025 | $750,000 | $867,210 p. 64 | −13.5% |
| 2F | Oct 14, 2025 | $708,000 | $822,900 p. 63 | −14% |
| 2E | Oct 15, 2025 | $879,106 | $972,400 p. 63 | −9.6% |
| PH2-C | Oct 17, 2025 | $1,245,000 | $1,388,800 p. 64 | −10.4% |
| 5B | Oct 30, 2025 | $1,060,000 | $1,186,420 p. 63 | −10.7% |
| 5F | Oct 30, 2025 | $750,000 | $867,210 p. 64 | −13.5% |
| PH1-F | Nov 25, 2025 | $746,734 | $745,280 p. 64 | +0.2% |
| 3C | Dec 3, 2025 | $1,030,000 | $1,125,180 p. 63 | −8.5% |
| 5G | Dec 19, 2025 | $695,821 | $745,280 p. 64 | −6.6% |
| 4F | Jan 6, 2026 | $751,825 | $854,550 p. 63 | −12% |
| 4A | Jan 15, 2026 | $1,113,350 | $1,194,750 p. 63 | −6.8% |
| PH1-C | Jan 27, 2026 | $1,276,163 | $1,389,100 p. 64 | −8.1% |
| 4C | Mar 31, 2026 | $1,070,000 | $1,142,100 p. 63 | −6.3% |
| 3A | Jun 18, 2026 | $1,030,000 | $1,177,050 p. 63 | −12.5% |
| 2J | Jul 24, 2026 | $1,154,543 | $1,399,650 p. 63 | −17.5% |
| PH2-D | Sep 1, 2026 | $1,185,000 | $1,396,800 p. 64 | −15.2% |
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 $185,683, starting July 1, 2025. Residential owners pay about $182,000 of it. The main lines:
| Budget line | First-year cost |
|---|---|
| Water and sewer | $42,537 |
| Electricity and gas for common areas | $37,498 |
| Management fee | $36,000 |
| Part-time superintendent | $30,600 |
| Insurance | $25,748 |
| Services and supplies (elevators, exterminator) | $10,000 |
| Repairs and reserve | $0 |
The budget sets nothing aside for repairs, because the building is new and the sponsor covers first-year repairs not under warranty. Insurance is a quote only. The plan warns premiums have risen sharply and could keep rising.
Common charges run about $184 a month for the smallest one-bedroom up to $484 for PH2-A. The sponsor's tax consultant estimates property taxes of about $437 to $850 a month, more than the common charges. The plan shows no tax abatement. Read more on common charges and estimating condo property taxes.
At closing: you pay one month's common charges into working capital and another month into the reserve fund. You also pay the city and state transfer taxes, plus the mansion tax on homes of $1 million or more. You pay the sponsor's lawyer $3,350, and $500 more for a parking license. See the working capital contribution.
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 get a Bosch gas range, refrigerator and dishwasher in stainless steel. Counters are quartz, and cabinets are hardwood. The plan lists every item as that brand "or similar," so the sponsor can substitute.
Bathrooms
Bathrooms have Swiss Madison toilets, a Corian-type vanity top on a wood vanity, a porcelain tub and tile floors and walls.
Floors, Ceilings and Windows
- Floors: wide-plank cork flooring in a "Winter Mist" finish (5.5 inches wide, 4 feet long) over a sound-isolation underlay. Baths and laundry closets are tile.
- Ceilings: about 10 feet in living rooms and bedrooms and about 8 feet in foyers, kitchens and baths.
- Windows: double-glazed aluminum windows with a thermal break by Crystal Window & Door Systems, with a one-year warranty on glass and labor.
Laundry, Heating and Cooling
- Laundry: every home has a Bosch ventless washer-dryer combination unit (or similar) in a laundry closet.
- Heating and cooling: a Gree variable refrigerant flow (VRF) heat pump system with ceiling-mounted units in the bedrooms and living area, run by a programmable thermostat. Owners maintain and replace their own units.
- Hot water: central gas boilers on the roof. Its cost is in the common charges.
- Electricity and cooking gas: each home has its own electric meter. The sponsor's estimate for a home's electricity runs about $24 to $39 a month, plus about $22 to $36 for gas.
Compare with heating and cooling systems in NYC condos and in-unit washer-dryers.
Listings: The Oasis Astoria Condominium, 31-16 21st Street on StreetEasy
Parking
The garage has 26 spaces. The sponsor offers 9 of them as 99-year licenses at $70,000 each, with a $28 monthly maintenance fee. Eight are on the bottom level of ParkPlus double-stacker lifts (8 feet wide, 16.5 feet long, with clearance of about 5'3" to 6'9"). The ninth is an accessible space on the garage floor. Check that your car fits the lift before you sign.
- EV charging is metered at $0.23 per kWh, and you pay about $500 to install a sub-meter.
- The sponsor keeps the other 17 spaces and can rent them by the week or month.
- Once 12 or more spaces are in use, the garage needs an attendant, which isn't in the budget. The plan estimated an operator at $2,520 a week, which could raise garage fees a lot.
- On resale, a license can only go to another owner in the building.
More in deeded parking vs. a license.
Amenities, Staffing & Transportation
The amenity list is short, as you'd expect for a building this size:
- Roof: a furnished recreation room of about 1,170 sq ft and an open roof terrace of about 923 sq ft. The plan caps the terrace at 4 people at a time.
- Bike room: about 390 sq ft on the roof with 26 spaces, first come, first served.
- Ground floor: a lobby with mailboxes, a ButterflyMX intercom, and an attended parking garage once enough spaces are rented.
- Every floor: a trash chute and recycling room.
Good to know: there's no pool, no gym listed among the amenities, and no security cameras. Some shared spaces may not open until about 12 months after the first closing, with no credit on common charges in the meantime.
Staffing and Services
The plan provides one part-time, non-resident superintendent, supplied by an outside company, HTJS Inc., for $30,600 a year. There's no doorman, concierge or porter. The managing agent handles billing, contracts and repairs. See where condo common charges go for how this compares.
Transportation
- Subway: 11 min walk to Broadway N W; 30 Av N W, 13 min
- Parking: 9 parking units in the plan
Fine Print
What's Specific to It
- A very small budget. The first-year budget is about $186,000 for the whole building. Staff is one part-time super from an outside company, at $30,600 a year.
- A one-year wait before you can resell. If you buy from the sponsor, you can't list or sell for 12 months after closing without its consent. The board also has a right of first refusal on sales and leases.
- Parking is a 99-year license, not a deed. Nine spaces are offered, eight of them on the bottom level of double-stacker lifts. All nine have EV charging hookups.
- Lot-line windows in some lines. Some kitchens, studies and baths face the property line. If a neighbor builds next door, those windows may have to be sealed at the owner's cost, estimated at $6,000 when the plan was filed.
- A cleaned-up site. The lot was remediated under the city's environmental cleanup program. A vapor barrier and sub-slab venting system were installed, and later inspections are a building expense.
Listing photos of the Oasis Astoria show you the finishes. 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
- Board control. The sponsor controls the board for at least five years after the first closing, or until it owns 10% or less of the homes, whichever is later. After the first annual meeting, the sponsor still names 4 of the 5 residential board members during that period.
- Flood zone. The site is in flood zone X on FEMA's current maps but zone AE on its preliminary maps. The building sits about 2 feet above the 11-foot base flood elevation, with flood vents in the lobby and garage. The budget doesn't include flood insurance.
- Roof warranty. There's no manufacturer's no-dollar-limit warranty on the roof, so the plan says early repairs or replacement are possible, at owners' cost.
- Lot-line studies. The plan describes the windowed studies in units 2F to 5F and PH1-E two ways. One section says they can't be used for sleeping. Another says they're non-habitable and only for storage. Assume storage.
- PH2-A stairs. The private stair up to PH2-A's roof terrace has winder treads that narrow to a point, which the plan flags as a fall risk.
- Disputes go to arbitration. Claims against the sponsor go to binding arbitration, not court. If the sponsor wins, you pay its legal fees.
- Rentals and pets. Leases must be for at least one year, and short-term rentals are banned. Dogs, cats, caged birds and fish are allowed. Smoking is banned in the units and common areas, but tobacco cigarettes are allowed on private terraces and balconies.
- Retail below. The two retail units can be used for almost any legal purpose except a short list of banned uses, and the sponsor can split or combine them.
Team
- Sponsor: FBL Astoria LLC, whose principals are Yong Chen and WeiTao Shi. The plan lists their earlier Queens condos, including The Jackson in Jackson Heights and 146-17 Northern Boulevard in Flushing.
- Architect of record and design architect: Angelo Ng & Anthony Ng, Architects Studio
- Managing agent: The One Property Management LLC, on a one-year renewable agreement at $36,000 a year. The same firm prepared the budget.
- Selling agent: B Square Realty
- Sponsor's counsel: Seiden & Schein, which also holds deposits in escrow
The plan doesn't name an interior designer.
- Sponsor
- Fbl Astoria LLC
- Developer
- FBL Development LLCReported by web.archive.org
- Principals
- Yong Chen, Weitao Shi
- Counsel
- Seiden & Schein, P.C.
- Tax estimate
- SJP Tax Consultants Inc.Prepared the first-year real estate tax projection
- Construction lender
- Ponce Bank$25 million recorded
Nearby
- Sunrich Tower Condominiumnext door · 24 units · 4 parking · 2023
- 14forty Condominiumnext door · 6 units · 2022
- 14-38 31st Road Condominiumnext door · 2 units · 2020
- Centennial Astoria Condominiumnext door · 45 units · 23 parking · 2019
- Sterling Tower Condominiumnext door · 32 units · 2011
- Millonext door · 64 units · 33 parking · 2020
FAQ
How much are common charges at the Oasis Astoria?
Under the sponsor's first-year projection, about $184 to $484 a month depending on the unit. Estimated property taxes add about $437 to $850 a month.
Does the Oasis Astoria have a doorman?
No. The plan provides a part-time, non-resident super from an outside company and an intercom at the entrance. There's no doorman or concierge.
Is there parking at 31-16 21st Street?
Yes. Nine EV-ready spaces were offered as 99-year licenses at $70,000 each, most on double-stacker lifts. They're licenses, not deeded units.
Can I rent out my apartment?
Yes, for terms of at least one year, but the board has a right of first refusal on leases. Short-term rentals aren't allowed.
Where this comes from: the building's offering plan (CD230206), accepted for filing by the New York Attorney General on June 18, 2024, including its Schedule A price list, Schedule A-1 parking prices and Schedule B first-year budget. The plan has seven amendments that this guide doesn't cover, so prices, dates and the budget may have changed. Prices are the sponsor's offering prices, not sales. Updated October 2026.