THE CONDO BOOK PROJECT

318 East 81st Street Condominium

318 East 81st Street, Manhattan, NY 10028

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Overview

Units
6 residential
Subway
3 min walk to 86 St Q77 St 6, 9 min
Developer
G&C NY Associates, LLC
Principals
Adrian Goldstein, Gidi Cohen
Average $/sf
$1,957Homes in Schedule A, as first offered
Common charges
$1,700–$2,081 a monthSponsor's first-year estimate in Schedule A, First Year of Operation (June 1, 2018 through May 31, 2019)
Offering price
$24.3 million total

The sponsor of record is East 81 Bliss, LLC**, represented by Seiden & Schein, P.C.. The offering plan runs 341 pages. The sponsor has filed 13 amendments, the latest in December 2025. The nearest other condo plan on file is 301 East 80th Street Condominium, next door.

Plan CD170154 · New · accepted Oct 26, 2017 · AG record ↗

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FigureThis building1132-134 West 83rd26 units · 1.4 miaccepted 2018424w5237 units · 2 miaccepted 2019
Common ChargesPer Square Foot / Month$0.89Highest$0.46$0.40
Average Offering PricePer Apartment$4.05MIn line$4.83M$2.29M
Average PricePer Square Foot$1,957In line$2,132$1,825
Property TaxesPer Square Foot / Month$1.31In line$1.67$1.28
Average Unit SizeSquare Feet2,069 SFIn line2,265 SF1,257 SF

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Unit mix, closings, budgets, finishes and the team, against 132-134 West 83rd and 424w52, cited to the offering plans. No credit card required.

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How We Got This
  • 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.

Closings Pro

Homes closed50% of the homes in Schedule A3 of 6
Closing prices vs. Schedule A3 homes: $10,160,427 at closing against $12,418,000 in Schedule A (p. 37)−18.2%
Average closing price3 homes, on their Schedule A square feet$1,700 / SF
Closingsfirst and latest recordedJan 15, 2020 – Jul 2, 2026

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 3 closings
HomeRecordedClosing priceSchedule ADifference
5Jan 15, 2020$3,238,840$4,056,000 p. 37−20.1%
3Aug 23, 2021$3,400,000$3,906,000 p. 37−13%
PHJul 2, 2026$3,521,588$4,456,000 p. 37−21%

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Closings are for subscribers

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
East 81 Bliss, LLC**
Developer
G&C NY Associates, LLC
Principals
Adrian Goldstein, Gidi Cohen
Tax estimate
Goldberg Weprin Finkel Goldstein LLPPrepared the first-year real estate tax projection
Construction lender
Midfirst Bank$7.37 million recorded

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

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