THE CONDO BOOK PROJECT

Urban21

46-30 21st Street, Queens, NY 11101

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Overview

Urban21 is a new 71-unit condo in Hunters Point, Long Island City, with one- and two-bedroom homes, 23 parking spaces and a retail unit. Its offering plan details Bosch kitchens, gas and water included in common charges, a small non-union staff, an environmental cleanup with lasting rules, and a first-year budget of about $563,000.

  • What it is: new construction on a lot of about 9,972 sq ft, zoned R7X with a commercial overlay. Apartments are on floors 2 through 9. The plan expected construction to finish and the first closing to happen around January 1, 2025.
  • Size: 71 apartments, 23 parking spaces and one commercial unit of about 7,722 sq ft in the cellar and on the first floor.
  • Layouts: 20 one-bedrooms (about 459 to 618 sq ft) and 51 two-bedrooms (about 623 to 968 sq ft). Most two-bedrooms have two baths. The "D" line on floors 2 to 6 has two bedrooms and one bath.
  • Offering prices: in the original price list, one-bedrooms ran from $671,000 to $1,112,000 and two-bedrooms from $889,000 to $1,689,000. These are asking prices, not sales. Amendments have been filed since, so check them for current prices.
  • Common charges: roughly $404 to $866 a month, depending on the unit, under the sponsor's first-year projection.
  • Transit: the plan names the G train at 21st Street as the nearest subway, plus the B32 and Q67 buses.

Compare

FigureThis building1Oasis Astoria252 units · 1.8 miaccepted 2024Vesta3115 units · 0.1 miaccepted 2024
Common ChargesPer Square Foot / Month$0.89Above peers$0.41$0.81
Average Offering PricePer Apartment$1.02MIn line$987,277$1.23M
Average PricePer Square Foot$1,516In line$1,396$1,698
Property TaxesPer Square Foot / Month$1.30Above peers$0.82$1.21
Average Unit SizeSquare Feet672 SFSmaller707 SF731 SF

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Unit mix, closings, budgets, finishes and the team, against Oasis Astoria and Vesta, 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 closed20% of the homes in Schedule A14 of 71
Closing prices vs. Schedule A14 homes: $13,218,815 at closing against $12,748,000 in Schedule A (p. 57, p. 58)+3.7%
Average closing price14 homes, on their Schedule A square feet$1,547 / SF
Closingsfirst and latest recordedAug 18, 2026 – Sep 10, 2026

Sales recorded with the Department of Finance (ACRIS) through Sep 30, 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 14 closings
HomeRecordedClosing priceSchedule ADifference
2AAug 18, 2026$824,732$725,000 p. 57+13.8%
4BAug 20, 2026$696,483$684,000 p. 57+1.8%
7GAug 27, 2026$842,093$827,000 p. 58+1.8%
8GAug 27, 2026$860,421$845,000 p. 58+1.8%
3GAug 28, 2026$1,333,398$1,299,000 p. 57+2.6%
7EAug 28, 2026$1,067,253$1,024,000 p. 58+4.2%
3AAug 31, 2026$725,258$733,000 p. 57−1.1%
5JSep 1, 2026$818,267$796,000 p. 58+2.8%
6ISep 1, 2026$1,160,805$1,096,000 p. 58+5.9%
4CSep 3, 2026$1,056,944$1,012,000 p. 57+4.4%
4JSep 4, 2026$829,874$788,000 p. 57+5.3%
3HSep 8, 2026$1,109,893$1,066,000 p. 57+4.1%
4DSep 8, 2026$943,104$922,000 p. 57+2.3%
5DSep 10, 2026$950,291$931,000 p. 57+2.1%

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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

What It Costs to Run

The sponsor projects a first-year budget of about $563,000 (calendar year 2025). Residential and parking owners carry about $545,000 of it. A few lines stand out:

Budget lineApprox. first-year cost
Staff wages and payroll costs$154,000
Water and sewer$73,000
Electricity for common areas$68,000
Insurance$60,000
Reserve fund$56,000
Management fee$52,000
Gas (cooking, hot water, corridor heat)$42,000

Staff is about 27% of the budget. Common charges run roughly $404 a month for the smallest one-bedroom to about $866 for the largest two-bedroom. Estimated property taxes add about $591 to $1,267 a month, so total carrying costs run about $1,000 to $2,130. A parking space adds about $131 in common charges and $83 in taxes a month. Read more on common charges and estimating condo property taxes.

Good to know: the commercial unit holds about 12.7% of the common interest but pays only about $18,000 of the budget, about 3%. It's charged nothing for staff, utilities or elevators. The reserve is about 10% of the budget. At closing you pay one month's common charges to working capital and one month's to the reserve. See NYC condo reserve funds and the working capital contribution.

A figure that doesn't match: the budget shows a $51,840 management fee, but the plan's management agreement section says the fee is $22,500 a year. Ask which is current.

From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size

The Building

Finishes

Kitchens

Each kitchen gets a Bosch stainless gas range, a 24-inch Bosch dishwasher and a Bosch refrigerator (24 or 30 inches wide), with a Cyber hood, a Kohler sink and white quartz counters. The sponsor won't provide a microwave. See kitchen appliance brands in NYC condos and gas vs. induction stoves.

Bathrooms

Each bath has a Kohler tub, Kohler toilet and a vanity with a porcelain sink, plus Delta faucets. Floors and walls are large 2-by-4-foot white ceramic tile.

Floors and Windows

  • Floors: prefinished 3/4-inch Bruce oak, with a one-year warranty.
  • Doors to balconies and terraces: glass casement doors with thermal-break metal frames by Crystal Window & Door System or equal. Balconies have glass railings.

Laundry, Heating and Cooling

  • Laundry: every home has a stacked Bosch 24-inch washer and ventless heat pump dryer.
  • Heating and cooling: ductless LG split heat pumps. Each apartment's outdoor unit sits on its own balcony or terrace.
  • Hot water: three gas water heaters on the roof serve the apartments.
  • Electricity: metered per unit. The sponsor estimates about $1,970 a year for a one-bedroom.

Compare with in-unit washers and dryers and who pays which utilities.

Amenities, Staffing & Transportation

For 71 homes, the list is short and basic:

  • Recreation rooms: about 405 sq ft on the first floor and 718 sq ft on the second (limited to 14 people). Both are delivered unfurnished.
  • Shared terrace: about 735 sq ft on the second floor, also unfurnished.
  • Bike storage: 10 spaces on the first floor and 27 in the cellar.
  • Building systems: two elevators, a trash chute on every residential floor with a compactor in the cellar, and service contracts for BuildingLink and Butterfly.

Good to know: there's no gym, pool or storage lockers. The sponsor has up to 24 months after the first closing to finish common areas, with no credit to buyers if they're late. Compare with amenities by building size.

Staffing and Services

The plan projects a non-union staff:

  • 1 full-time superintendent, budgeted at $27 an hour
  • 1.5 doorpersons for 8.5 hours of coverage a day, 7 days a week, at $19 an hour
  • 1 part-time porter, at $19 an hour

Labor costs about $154,000 in the first year. See what a doorman costs in an NYC condo for context.

Transportation

  • Subway: 1 min walk to 21 St G; Court Sq-23 St 7 E F G M, 4 min
  • Parking: 23 parking units in the plan

Fine Print

What's Specific to It

  • Gas and water are in your common charges. The building has one gas meter for all apartments and one water meter for the building. Cooking gas, hot water and water use are split among owners by common interest. You pay only your own electricity.
  • A cleaned-up site with standing rules. The land was used as a warehouse, offices, retail and a theater. Testing found elevated metals, pesticides and other compounds. The cleanup relies on a 36-inch concrete cover, a vapor barrier and a ventilated parking level. Once owners control the board, the board must follow the city's Site Management Plan. Groundwater use, farming and vegetable gardening on the property are banned.
  • Deeded parking on site. 23 first-floor spaces, priced at $80,000 each in the original plan. Spaces can be rented to non-residents, but a resident who asks in writing gets first claim. No EV chargers are provided.
  • Small, non-union staff. The budget pays for a full-time superintendent, door coverage of 8.5 hours a day and a part-time porter. There's no 24-hour desk.
  • Most homes have outdoor space. Every unit gets a balcony or terrace except 2A through 2F. Some terraces are large: 7H has about 500 sq ft and 7A about 466 sq ft of balcony and terrace.

Listing photos of Urban21 show you the finishes. The offering plan, the document the developer filed with the New York Attorney General, tells you how the building will be run and what you agree to when you buy. New to these documents? Start with what a condo offering plan is.

Fine Print Worth Knowing

  • Sponsor control. The sponsor names the board for up to five years after the first closing, or until 30 days after all units close. While it owns a unit it keeps at least one seat.
  • No tax break for apartments. The sponsor's tax consultant expects only the commercial unit to get an ICAP abatement. The plan warns apartment taxes may rise materially once the finished building is reassessed.
  • Insurance could jump. If only a partial temporary certificate of occupancy is issued, the plan estimates insurance for the same coverage would cost about four times as much.
  • No statutory warranty. Because the building is over five stories, New York's housing merchant implied warranty doesn't apply. You have 6 months after closing to report visible defects and 12 months for hidden ones. The roof membrane has a one-year warranty and a 10-year expected life.
  • Facade inspections aren't budgeted. The first inspection comes after a five-year grace period. The plan puts the inspector's fee at about $5,000, and owners pay for any repairs.
  • Buyer pays transfer taxes. You pay the city and state transfer taxes, a $2,050 fee to the sponsor's attorney plus $250 for ACRIS, and 0.0438% of the price per day if you delay closing.
  • The commercial unit has a free hand. Its owner can renovate, subdivide or change its use without board consent, within the law and the bylaws. Uses like a drug treatment center or homeless shelter are barred.
  • Accessible parking swap. Space P23 is the accessible space. A disabled resident with handicapped plates can make its owner trade or sell it at fair market value.

See new construction warranties and punch lists, who pays for terrace repairs and tax abatements in NYC condos.

Team

  • Sponsor: 21st Street Development LLC, of Corona, Queens. Its principal, Jiashu Xu, has sponsored earlier condos in Flushing, Corona, Elmhurst and Long Island City.
  • Architect: Lu Ning Architecture, of Flushing
  • Managing agent: Capital Home Realty, which also reviewed the budget as the sponsor's budget expert, on a one-year agreement
  • Selling agent: YouYork Management
  • Sponsor's counsel: Marans Newman Tsolis & Nazinitsky, which also holds deposits in escrow
  • Construction lender: Bank Leumi USA

The plan doesn't name an interior designer.

Nearby

FAQ

Does Urban21 have a doorman?

Part time. The plan budgets door coverage for 8.5 hours a day, seven days a week, by non-union staff, plus a full-time superintendent. There's no 24-hour desk.

How much are common charges at Urban21?

Under the sponsor's first-year projection, roughly $404 to $866 a month depending on the unit. That includes your share of the building's gas and water. Estimated property taxes add about $591 to $1,267 a month.

Does Urban21 have parking?

Yes. There are 23 deeded spaces on the first floor, priced at $80,000 each in the original plan. Unused spaces can be rented to non-residents. See deeded parking vs. a license.

Where this comes from: the building's offering plan (CD230322), filed with the New York Attorney General, including its Schedule A price list and Schedule B first-year budget. Prices are the sponsor's offering prices, not sales. Four amendments have been filed and may change prices or terms. Updated October 2026.