THE CONDO BOOK PROJECT

Queens Garden Condominium

70-65 Queens Boulevard, Queens, NY 11377

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Overview

Units
91 residential · 51 parking
Subway
13 min walk to 69 St 7Jackson Hts-Roosevelt Av/74 St-Broadway 7 E F M R, 13 min
Principals
Cun Long Chen, Xin Xiang Lin
Average $/sf
$879Homes in Schedule A, as first offered
Common charges
$205–$505 a monthSponsor's first-year estimate in Schedule A, July 1, 2022 - June 30, 2023
Offering price
$53.4 million total

The sponsor of record is Skyhill Iii Group LLC, represented by Marans Newman Tsolis & Nazinitsky LLC. The offering plan runs 363 pages. The sponsor has filed 2 amendments, the latest in May 2023. The nearest other condo plan on file is Skyhill Tower Condominium, next door.

Plan CD210113 · New · accepted Nov 12, 2021 · AG record ↗

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FigureThis building1Arcadia Woodside278 units · 0.7 miaccepted 2023Centric3131 units · 0.8 miaccepted 2024
Common ChargesPer Square Foot / Month$0.56Lowest$0.66$0.68
Average Offering PricePer Apartment$553,703Lowest$760,170$872,956
Average PricePer Square Foot$879Lowest$1,141$1,238
Property TaxesPer Square Foot / Month$0.51Lowest$1.00$1.38
Average Unit SizeSquare Feet630 SFSmaller666 SF705 SF

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Unit mix, closings, budgets, finishes and the team, against Arcadia Woodside and Centric, 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 closed96% of the homes in Schedule A87 of 91
Closing prices vs. Schedule A87 homes: $46,725,663 at closing against $48,073,000 in Schedule A (p. 51, p. 52, p. 53)−2.8%
Average closing price87 homes, on their Schedule A square feet$854 / SF
Closingsfirst and latest recordedDec 13, 2022 – 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 87 closings
HomeRecordedClosing priceSchedule ADifference
9IDec 13, 2022$476,580$530,000 p. 53−10.1%
5AJan 3, 2023$491,790$550,000 p. 51−10.6%
5JJan 3, 2023$466,440$505,000 p. 52−7.6%
5GJan 4, 2023$534,581$492,000 p. 51+8.7%
8AJan 5, 2023$575,311$580,000 p. 52−0.8%
5HJan 9, 2023$456,300$492,000 p. 51−7.3%
6MJan 10, 2023$694,447$712,000 p. 52−2.5%
4MJan 11, 2023$738,231$695,000 p. 51+6.2%
5BJan 11, 2023$564,111$505,000 p. 51+11.7%
5KJan 12, 2023$446,160$495,000 p. 52−9.9%
4KJan 13, 2023$491,790$488,000 p. 51+0.8%
4LJan 18, 2023$436,020$488,000 p. 51−10.7%
6BJan 18, 2023$496,860$515,000 p. 52−3.5%
8FJan 19, 2023$666,954$672,000 p. 53−0.8%
8LFeb 6, 2023$539,673$525,000 p. 53+2.8%
6KFeb 10, 2023$464,412$505,000 p. 52−8%
5LFeb 13, 2023$446,160$495,000 p. 52−9.9%
9LFeb 23, 2023$773,870$727,000 p. 53+6.4%
7CFeb 27, 2023$560,038$525,000 p. 52+6.7%
3KMar 7, 2023$436,020$485,000 p. 51−10.1%
3AMar 10, 2023$539,673$540,000 p. 51−0.1%
7FMar 21, 2023$700,556$662,000 p. 52+5.8%
6LMar 22, 2023$459,342$505,000 p. 52−9%
3LApr 4, 2023$496,860$485,000 p. 51+2.4%
8KApr 28, 2023$481,650$525,000 p. 53−8.3%
4BMay 1, 2023$544,764$498,000 p. 51+9.4%
3JMay 4, 2023$451,230$495,000 p. 51−8.8%
3FMay 22, 2023$656,771$665,000 p. 51−1.2%
6JJun 26, 2023$468,468$515,000 p. 52−9%
3BJul 7, 2023$481,650$495,000 p. 51−2.7%
4JJul 17, 2023$451,230$498,000 p. 51−9.4%
9EJul 28, 2023$707,684$665,000 p. 53+6.4%
6FAug 10, 2023$697,501$652,000 p. 52+7%
6ASep 6, 2023$551,892$560,000 p. 52−1.4%
9JOct 4, 2023$471,106$520,000 p. 53−9.4%
5FOct 25, 2023$674,082$642,000 p. 51+5%
9BNov 1, 2023$519,308$530,000 p. 53−2%
4FNov 8, 2023$610,950$635,000 p. 51−3.8%
8JNov 8, 2023$539,673$535,000 p. 53+0.9%
9ANov 9, 2023$592,727$575,000 p. 53+3.1%
7HJan 8, 2024$496,860$512,000 p. 52−3%
9KFeb 21, 2024$464,412$520,000 p. 53−10.7%
3CMar 1, 2024$524,399$495,000 p. 51+5.9%
9GMar 28, 2024$519,308$517,000 p. 53+0.4%
8BMay 15, 2024$494,832$535,000 p. 52−7.5%
8CJun 10, 2024$525,899$535,000 p. 52−1.7%
6EAug 15, 2024$616,041$625,000 p. 52−1.4%
5MAug 29, 2024$694,447$702,000 p. 52−1.1%
4DSep 17, 2024$471,510$488,000 p. 51−3.4%
9HSep 17, 2024$479,622$537,000 p. 53−10.7%
5DOct 2, 2024$496,860$502,000 p. 51−1%
7MOct 18, 2024$714,812$722,000 p. 52−1%
7ENov 15, 2024$577,348$635,000 p. 52−9.1%
9DNov 19, 2024$806,454$790,000 p. 53+2.1%
3HDec 20, 2024$498,943$510,000 p. 51−2.2%
3GJan 22, 2025$554,946$510,000 p. 51+8.8%
1AJan 24, 2025$376,680$375,000 p. 51+0.4%
4HFeb 7, 2025$466,440$485,000 p. 51−3.8%
8EFeb 28, 2025$588,549$645,000 p. 53−8.8%
7DApr 2, 2025$560,038$522,000 p. 52+7.3%
7BApr 16, 2025$517,271$525,000 p. 52−1.5%
7GApr 29, 2025$496,860$512,000 p. 52−3%
6GMay 2, 2025$488,220$502,000 p. 52−2.7%
6HMay 2, 2025$476,580$502,000 p. 52−5.1%
7AMay 2, 2025$575,311$570,000 p. 52+0.9%
5EMay 7, 2025$621,133$615,000 p. 51+1%
3EMay 12, 2025$539,673$605,000 p. 51−10.8%
8HMay 19, 2025$486,720$522,000 p. 53−6.8%
9FMay 21, 2025$509,125$517,000 p. 53−1.5%
4AAug 8, 2025$461,370$543,000 p. 51−15%
4EAug 14, 2025$544,764$608,000 p. 51−10.4%
4GAug 18, 2025$476,580$485,000 p. 51−1.7%
4IAug 25, 2025$450,216$505,000 p. 51−10.8%
6ISep 9, 2025$466,440$522,000 p. 52−10.6%
5CSep 12, 2025$555,965$505,000 p. 51+10.1%
7KSep 16, 2025$519,308$515,000 p. 52+0.8%
7JOct 15, 2025$441,090$525,000 p. 52−16%
3IDec 2, 2025$496,860$550,000 p. 51−9.7%
3DDec 30, 2025$483,150$492,000 p. 51−1.8%
8GDec 30, 2025$456,300$522,000 p. 53−12.6%
6CJan 15, 2026$507,000$515,000 p. 52−1.6%
6DFeb 4, 2026$496,860$512,000 p. 52−3%
4CMar 6, 2026$488,220$498,000 p. 51−2%
9CJun 12, 2026$712,775$790,000 p. 53−9.8%
8MJun 18, 2026$720,921$732,000 p. 53−1.5%
7IAug 17, 2026$491,790$532,000 p. 52−7.6%
5ISep 10, 2026$463,905$512,000 p. 52−9.4%

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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
Skyhill Iii Group LLC
Principals
Cun Long Chen, Xin Xiang Lin
Tax estimate
SJP Tax Consultants Inc.Prepared the first-year real estate tax projection
Construction lender
Popular Bank$14.3 million recorded

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

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