THE CONDO BOOK PROJECT

103 Condominium

34-17 103rd Street, Queens, NY 11368

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Overview

Units
20 residential · 13 parking
Subway
8 min walk to 103 St-Corona Plaza 7Junction Blvd 7, 13 min
Principals
Zhong Hui Chen
Average $/sf
$663Homes in Schedule A, as first offered
Common charges
$318–$564 a monthSponsor's first-year estimate in Schedule A, January 1, 2022 to December 31, 2022
Offering price
$12.7 million total $12.2 million when first offered

The sponsor of record is 103 Holding LLC, represented by Moritt Hock & Hamroff, LLP. The offering plan runs 324 pages. The sponsor has filed 8 amendments, the latest in November 2025. The nearest other condo plan on file is Joti Condominium, next door.

Plan CD210079 · New · accepted Nov 16, 2021 · AG record ↗

Compare

FigureThis building1Polaris234 units · 0.2 miaccepted 2021105-25 65 Road318 units · 1.9 miaccepted 2022
Common ChargesPer Square Foot / Month$0.46Above peers$0.37$0.44
Average Offering PricePer Apartment$585,150In line$590,529$579,444
Average PricePer Square Foot$663Lowest$813$894
Property TaxesPer Square Foot / Month$0.47In line$0.48$0.06
Average Unit SizeSquare Feet883 SFLargest726 SF649 SF

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Unit mix, closings, budgets, finishes and the team, against Polaris and 105-25 65 Road, 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 closed15% of the homes in Schedule A3 of 20
Closing prices vs. Schedule A3 homes: $1,574,256 at closing against $1,324,000 in Schedule A (p. 38)+18.9%
Average closing price3 homes, on their Schedule A square feet$833 / SF
Closingsfirst and latest recordedAug 25, 2022 – Aug 23, 2023

Sales recorded with the Department of Finance (ACRIS) through Aug 31, 2023: 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
303Aug 25, 2022$529,490$440,000 p. 38+20.3%
103Nov 22, 2022$558,046$440,000 p. 38+26.8%
202Aug 23, 2023$486,720$444,000 p. 38+9.6%

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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
103 Holding LLC
Principals
Zhong Hui Chen
Tax estimate
Highpoint Incentives Inc.Prepared the first-year real estate tax projection
Construction lender
Preferred BankLender on the mortgage and building loan agreement recorded February 2022 in ACRIS; $6.5 million recorded

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

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