Nova Condominium

The Building

Fine Print

What's Specific to It

• A subway tunnel underneath: the plan warns that an active subway tunnel and track run next to and below the property, and makes no promises about noise or vibration.
• Prices held back at launch: only 19 of the 86 homes were priced in the original plan. Prices for the other 67, the retail unit and the storage lockers were withheld until the sponsor judged the market.
• A resale fee for flippers: if you sign a contract to resell before the first anniversary of the first closing, you pay the sponsor 50% of your profit after commissions, transfer taxes and legal fees.
• Marketing floors skip three numbers: the building has 23 stories, but floors are labeled 1, 2, 5 to 25 and PH. There's no 3rd, 4th or 13th floor.
• A protected view over the neighbor: the sponsor bought air rights from the lot next door at 41-15 29th Street and holds a permanent light-and-air easement over it above roughly the height of the 12th-floor roof.

Nova Condominium sits on 29th Street at 41st Avenue in Long Island City's Queens Plaza area, with a residential lobby and two retail entrances on the ground floor. Its offering plan tells you what's in the apartments, who runs the building and what it should cost to run.

Fine Print Worth Knowing

• Sponsor control: the sponsor controls the six-member board until the fifth anniversary of the first closing or until every home is sold, whichever comes first. The retail owner always names one member, and the sponsor can rent unsold homes, so it only has to sell 14 units.
• Lot line windows: one bedroom window in the D and PH B lines from floor 16 up sits on the lot line. If the neighbor builds, you may have to seal it at your own cost, estimated at about $1,000 a window.
• No reselling right away: you can't list or advertise your home for 12 months from the first closing without the sponsor's consent, and the resale fee applies before the first anniversary.
• Retail neighbor: the ground-floor retail unit can be used for almost any legal purpose, can put seating on the sidewalk and can be sold or leased without board approval.
• Limited warranty: the state housing warranty law doesn't apply. You have 6 months to report visible defects and a year for hidden ones.
• Closing costs: you pay a 10% deposit, the city and state transfer taxes, and a 0.03% daily charge if you close late. The contract has no financing contingency.
• Window treatments: blinds and curtains must have a white backing so the facade looks uniform.

FAQ

Does Nova Condominium have a doorman?

The plan promises a lobby attendant 24 hours a day, but the first-year budget pays for only two doormen plus a live-out superintendent and one porter, all non-union, so it's worth asking how the desk is covered overnight.

How much are common charges at Nova Condominium?

The sponsor's first-year budget puts residential common charges at about $730,000 in total, or about $710 a month per home on average, with real estate taxes on top that rise as the building is assessed as finished.

Is there a subway under 41-05 29th Street?

Yes, the offering plan says an active subway tunnel and track run next to and below the property, and the sponsor makes no representation about noise or vibration from it.

Where this comes from: the building's offering plan (CD190244) as filed with the New York Attorney General, including its Special Risks, Description of Property and Improvements, Schedule B and B-1, Real Estate Taxes, Identity of Parties and the architect's specifications. Prices are the sponsor's offering prices, not sales, and budget figures are the sponsor's first-year projections. Later amendments may change them. Updated October 2026.