THE CONDO BOOK PROJECT

598 Sterling Place Condominium

598 Sterling Place, Brooklyn, NY 11238

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Overview

Units
7 residential
Subway
5 min walk to Park Pl SFranklin Av-Medgar Evers College/Botanic Garden 2 3 4 5 S, 6 min
Principals
Tal Bloch, Joshua Gibbs
Average $/sf
$1,401Homes in Schedule A, as first offered
Common charges
$426–$1,039 a monthSponsor's first-year estimate in Schedule A, July 1, 2026-June 30, 2027
Offering price
$6.89 million total $6.62 million when first offered

The sponsor of record is Empire On Sterling LLC, represented by The Law Office Of Jay Lichtman, P.C.. The offering plan runs 379 pages. The sponsor has filed 1 amendment, the latest in February 2026. The nearest other condo plan on file is 590 Sterling Place Condominium, next door.

Plan CD250224 · New · accepted Dec 22, 2025 · AG record ↗

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FigureThis building1157 Rogers25 units · 0.3 miaccepted 2025820 Classon38 units · 0.1 miaccepted 2026
Common ChargesPer Square Foot / Month$0.87In line$0.90$0.59
Average Offering PricePer Apartment$945,000In line$922,000$1.43M
Average PricePer Square Foot$1,401In line$1,288$1,416
Property TaxesPer Square Foot / Month$1.22Highest$0.47$0.55
Average Unit SizeSquare Feet674 SFSmaller716 SF1,007 SF

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Unit mix, closings, budgets, finishes and the team, against 157 Rogers and 820 Classon, cited to the offering plans. No credit card required.

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How We Got This
  • Comps: the closest Brooklyn 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 closed57% of the homes in Schedule A4 of 7
Closing prices vs. Schedule A4 homes: $2,992,500 at closing against $3,020,000 in Schedule A (p. 34)−0.9%
Average closing price4 homes, on their Schedule A square feet$1,353 / SF
Closingsfirst and latest recordedJul 28, 2026 – Aug 10, 2026

Sales recorded with the Department of Finance (ACRIS) through Aug 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 4 closings
HomeRecordedClosing priceSchedule ADifference
4RJul 28, 2026$767,500$775,000 p. 34−1%
2FJul 30, 2026$700,000$695,000 p. 34+0.7%
3FJul 30, 2026$750,000$775,000 p. 34−3.2%
3RAug 10, 2026$775,000$775,000 p. 340%

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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
Empire On Sterling LLC
Principals
Tal Bloch, Joshua Gibbs
Tax estimate
Berish LichtmanPrepared the first-year real estate tax projection
Construction lender
Bayport Funding

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

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