35 Xv Condominium
31-35 West 15th Street, Manhattan, NY 10011
Overview
- Units
- 56 residential
- Subway
- 3 min walk to 14 St/6 Av 1 2 3 F L M14 St-Union Sq 4 5 6 B D F L M N Q R W, 6 min
- Developer
- Alchemy Properties
- Principals
- Kenneth S. Hom, Adam Schwartz, Dana Roffman, Reid Liffmann
- Average $/sf
- $2,193Homes in Schedule A, as first offered
- Common charges
- $866–$3,834 a monthSponsor's first-year estimate in Schedule A, July 1, 2014 to June 30, 2015
- Offering price
- $226.1 million total
- Floor plans
- Pages 287–291 of the plan
The sponsor of record is Aga 15th Street, LLC, represented by Schwartz Sladkus Reich Greenberg Atlas LLP. The offering plan runs 521 pages. The sponsor has filed 1 amendment, the latest in February 2013. The nearest other condo plan on file is Oculus Condomnium, next door.
Plan CD120108 · New · accepted Oct 11, 2012 · AG record ↗
Compare
| Figure | This building1 | Chelsea Green251 units · 0.3 miaccepted 2012 | Seymour349 units · 0.6 miaccepted 2014 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $1.04Below peers | $1.16 | $1.17 |
| Average Offering PricePer Apartment | $4.04MHighest | $1.63M | $2.36M |
| Average PricePer Square Foot | $2,193Above peers | $1,505 | $1,908 |
| Property TaxesPer Square Foot / Month | $0.63In line | $0.48 | $1.29 |
| Average Unit SizeSquare Feet | 1,841 SFLargest | 1,082 SF | 1,239 SF |
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Unit mix, closings, budgets, finishes and the team, against Chelsea Green and Seymour, cited to the offering plans. No credit card required.
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- Comps: the closest Manhattan 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 | 56 of 56 |
| Closing prices vs. Schedule A54 homes: $238,736,273 at closing against $213,875,000 in Schedule A (p. 52, p. 53) | +11.6% |
| Average closing price54 homes, on their Schedule A square feet | $2,432 / SF |
| Closingsfirst and latest recorded | Feb 8, 2015 – May 25, 2017 |
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 56 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| 9A | Feb 8, 2015 | $2,598,538 | $2,550,000 p. 52 | +1.9% |
| 12B | Jun 24, 2015 | $1,955,040 | $1,750,000 p. 52 | +11.7% |
| 12D | Jun 24, 2015 | $3,617,188 | $3,550,000 p. 52 | +1.9% |
| 14B | Jun 25, 2015 | $2,267,606 | $1,850,000 p. 52 | +22.6% |
| 11C | Jun 26, 2015 | $6,770,000 | $5,950,000 p. 52 | +13.8% |
| 10B | Jun 29, 2015 | $1,682,513 | $1,650,000 p. 52 | +2% |
| 10E | Jun 29, 2015 | $1,955,040 | $1,600,000 p. 52 | +22.2% |
| 10A | Jun 30, 2015 | $2,777,131 | $2,600,000 p. 52 | +6.8% |
| 10D | Jun 30, 2015 | $3,693,556 | $3,450,000 p. 52 | +7.1% |
| 11E | Jul 1, 2015 | $1,682,513 | $1,650,000 p. 52 | +2% |
| 15A | Jul 8, 2015 | $6,274,162 | $5,275,000 p. 52 | +18.9% |
| 14A | Jul 27, 2015 | $5,956,288 | $5,200,000 p. 52 | +14.5% |
| 15B | Jul 28, 2015 | $1,937,125 | $1,900,000 p. 52 | +2% |
| 14D | Jul 31, 2015 | $3,591,731 | $3,350,000 p. 52 | +7.2% |
| 13A | Aug 11, 2015 | $6,106,409 | $5,125,000 p. 52 | +19.1% |
| 15D | Aug 12, 2015 | $3,650,000 | $3,100,000 p. 52 | +17.7% |
| 10C | Aug 14, 2015 | $6,700,000 | $5,850,000 p. 52 | +14.5% |
| 11A | Aug 25, 2015 | $2,698,363 | $2,650,000 p. 52 | +1.8% |
| 14C | Aug 25, 2015 | $5,552,000 | $4,800,000 p. 52 | +15.7% |
| 11D | Aug 27, 2015 | $3,565,875 | $3,500,000 p. 52 | +1.9% |
| 11B | Aug 31, 2015 | $1,733,475 | $1,700,000 p. 52 | +2% |
| 16B | Sep 1, 2015 | $2,262,515 | $2,050,000 p. 52 | +10.4% |
| 13D | Sep 2, 2015 | $3,744,519 | $3,500,000 p. 52 | +7% |
| 16D | Sep 8, 2015 | $1,733,025 | $1,700,000 p. 52 | +1.9% |
| 15C | Sep 9, 2015 | $5,497,136 | $4,600,000 p. 52 | +19.5% |
| 18AB | Sep 15, 2015 | $17,261,338 | — | — |
| 16A | Oct 5, 2015 | $6,150,000 | $5,350,000 p. 52 | +15% |
| 12A | Oct 7, 2015 | $5,780,000 | $5,050,000 p. 52 | +14.5% |
| 13C | Oct 14, 2015 | $5,877,303 | $5,200,000 p. 52 | +13% |
| 13B | Oct 30, 2015 | $2,120,000 | $1,800,000 p. 52 | +17.8% |
| 17B | Nov 3, 2015 | $2,313,428 | $2,100,000 p. 52 | +10.2% |
| 19A | Nov 12, 2015 | $6,550,000 | $5,575,000 p. 53 | +17.5% |
| 21B | Nov 13, 2015 | $5,800,000 | $4,900,000 p. 53 | +18.4% |
| 19B | Nov 16, 2015 | $6,900,000 | $6,000,000 p. 53 | +15% |
| 20A | Nov 19, 2015 | $6,765,000 | $5,650,000 p. 53 | +19.7% |
| 21A | Nov 19, 2015 | $6,211,325 | $5,725,000 p. 53 | +8.5% |
| 23A | Nov 19, 2015 | $12,765,431 | $9,950,000 p. 53 | +28.3% |
| 17C | Nov 20, 2015 | $7,871,175 | $6,800,000 p. 52 | +15.8% |
| 22B | Dec 2, 2015 | $4,619,764 | $4,000,000 p. 53 | +15.5% |
| 24A | Dec 21, 2015 | $8,887,504 | $8,950,000 p. 53 | −0.7% |
| 22A | Dec 28, 2015 | $6,587,532 | $5,800,000 p. 53 | +13.6% |
| 20B | Jan 5, 2016 | $6,655,000 | $5,550,000 p. 53 | +19.9% |
| 9D | Jan 21, 2016 | $4,011,869 | $3,400,000 p. 52 | +18% |
| 8E | Jan 27, 2016 | $1,599,444 | $1,500,000 p. 52 | +6.6% |
| 8A | Jan 28, 2016 | $2,674,906 | $2,500,000 p. 52 | +7% |
| 8B | Feb 5, 2016 | $1,580,288 | $1,550,000 p. 52 | +2% |
| 9B | Feb 8, 2016 | $1,631,200 | $1,600,000 p. 52 | +2% |
| 9E | Feb 11, 2016 | $1,901,036 | $1,550,000 p. 52 | +22.6% |
| 8D | Mar 21, 2016 | $3,850,000 | $3,350,000 p. 52 | +14.9% |
| 7A | May 13, 2016 | $1,120,075 | $1,100,000 p. 52 | +1.8% |
| SCH | Jun 30, 2016 | $11,494,600 | — | — |
| 17A | Sep 9, 2016 | $5,700,000 | $5,425,000 p. 52 | +5.1% |
| 16C | Sep 29, 2016 | $5,396,725 | $5,300,000 p. 52 | +1.8% |
| 8C | Dec 23, 2016 | $5,702,200 | $5,650,000 p. 52 | +0.9% |
| 9C | Apr 14, 2017 | $5,500,000 | $5,750,000 p. 52 | −4.3% |
| 12C | May 25, 2017 | $6,213,325 | $5,900,000 p. 52 | +5.3% |
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
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
- Aga 15th Street, LLC
- Developer
- Alchemy PropertiesReported by 6sqft.com
- Principals
- Kenneth S. Hom, Adam Schwartz, Dana Roffman, Reid Liffmann
- Tax estimate
- Tuchman, Korngold, Weiss, Liebman & Gelles, LLPPrepared the first-year real estate tax projection
- Construction lenders
- M&T Bank, Capital One$64 million recorded
From our research: Do NYC Developers Rehire the Same Firms?
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