THE CONDO BOOK PROJECT

31-53 Linden Place Condominium

31-53 Linden Place, Queens, NY 11354

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Overview

Units
16 residential · 8 parking · 4 commercial
Subway
14 min walk to Flushing-Main St 7
Principals
Bao Ru Pan, Qing Hai Pan, Vincent Wu, Zheng Jian Zhong
Common charges
$404–$458 a monthSponsor's first-year estimate in Schedule A, September 1, 2020 through August 31, 2021
Offering price
$11.6 million total

The sponsor of record is Mei Hua Real Estate Corp., represented by Thomas E. Berinato, Attorney At Law. The offering plan runs 266 pages. The sponsor has filed 2 amendments, the latest in December 2021. The nearest other condo plan on file is Linden Plaza Condominium, next door.

Plan CD180409 · New · accepted Jul 7, 2020 · AG record ↗

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FigureThis building1Cherry Tower212 units · 1.1 miaccepted 2021Harmony321 units · 1.8 miaccepted 2020
Average Offering PricePer Apartment$629,653Above peers$593,107$454,271

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Unit mix, closings, budgets, finishes and the team, against Cherry Tower and Harmony, 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.

Closings Pro

Homes closed100% of the homes in Schedule A16 of 16
Closing prices vs. Schedule A16 homes: $7,522,080 at closing against $10,074,445 in Schedule A (p. 26, p. 27, p. 28)−25.3%
Closingsfirst and latest recordedNov 15, 2021 – Jan 15, 2025

Sales recorded with the Department of Finance (ACRIS) through Jan 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 16 closings
HomeRecordedClosing priceSchedule ADifference
2DNov 15, 2021$480,000$674,800 p. 26−28.9%
4ENov 15, 2021$450,000$615,125 p. 28−26.8%
2CDec 8, 2021$450,000$582,400 p. 26−22.7%
3BDec 8, 2021$480,000$633,825 p. 27−24.3%
4BDec 8, 2021$480,000$633,825 p. 27−24.3%
5ADec 8, 2021$480,000$694,140 p. 28−30.8%
2AJan 4, 2022$480,000$613,600 p. 26−21.8%
3AJan 4, 2022$450,000$623,050 p. 27−27.8%
4CJan 9, 2024$456,300$591,500 p. 27−22.9%
2BJan 8, 2025$486,720$619,740 p. 26−21.5%
2EJan 8, 2025$486,720$661,375 p. 27−26.4%
3EJan 8, 2025$486,720$615,125 p. 27−20.9%
3CJan 9, 2025$486,720$591,500 p. 27−17.7%
3DJan 15, 2025$456,300$650,700 p. 27−29.9%
4AJan 15, 2025$456,300$623,040 p. 27−26.8%
4DJan 15, 2025$456,300$650,700 p. 27−29.9%

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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
Mei Hua Real Estate Corp.
Principals
Bao Ru Pan, Qing Hai Pan, Vincent Wu, Zheng Jian Zhong
Tax estimate
JT REALTY ADVISORS LLCPrepared the first-year real estate tax projection

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

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