THE CONDO BOOK PROJECT

31-22 29th Street Condominium

31-22 29th Street, Queens, NY 11106

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Overview

Units
14 residential · 6 parking
Subway
5 min walk to Broadway N W30 Av N W, 7 min
Average $/sf
$994Homes in Schedule A, as first offered
Offering price
$12.8 million total

The sponsor of record is 31-22 Astoria LLC**, represented by Certilman Balin Adler & Hyman, LLP. The offering plan runs 351 pages. The sponsor has filed 4 amendments, the latest in December 2023. The nearest other condo plan on file is Frame Astoria, next door.

Plan CD210353 · New · accepted May 9, 2022 · AG record ↗

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FigureThis building123-23 30th Road216 units · 0.3 miaccepted 2022Amity 2839 units · 0.5 miaccepted 2022
Common ChargesPer Square Foot / Month$0.63 ⚠Above peers$0.56$0.50
Average Offering PricePer Apartment$820,357Above peers$712,250$722,442
Average PricePer Square Foot$994Below peers$1,033$1,123
Average Unit SizeSquare Feet825 SFLargest690 SF644 SF

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Unit mix, closings, budgets, finishes and the team, against 23-23 30th Road and Amity 28, 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 closed100% of the homes in Schedule A14 of 14
Closing prices vs. Schedule A14 homes: $11,636,010 at closing against $11,485,000 in Schedule A (p. 42)+1.3%
Average closing price14 homes, on their Schedule A square feet$1,007 / SF
Closingsfirst and latest recordedFeb 17, 2023 – Jun 18, 2024

Sales recorded with the Department of Finance (ACRIS) through Apr 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 14 closings
HomeRecordedClosing priceSchedule ADifference
1AFeb 17, 2023$560,038$499,000 p. 42+12.2%
2CMar 13, 2023$480,000$529,000 p. 42−9.3%
3AMar 13, 2023$955,000$849,000 p. 42+12.5%
2BMar 17, 2023$455,000$519,000 p. 42−12.3%
7AMar 20, 2023$885,000$888,000 p. 42−0.3%
7BMay 15, 2023$999,000$1,025,000 p. 42−2.5%
4BJul 14, 2023$860,000$879,000 p. 42−2.2%
3BJul 24, 2023$845,000$859,000 p. 42−1.6%
2AAug 8, 2023$990,000$829,000 p. 42+19.4%
5ASep 8, 2023$946,973$888,000 p. 42+6.6%
4AFeb 9, 2024$870,000$878,000 p. 42−0.9%
6AMar 19, 2024$930,000$945,000 p. 42−1.6%
6BJun 6, 2024$950,000$979,000 p. 42−3%
5BJun 18, 2024$910,000$919,000 p. 42−1%

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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
31-22 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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