THE CONDO BOOK PROJECT

8 Windsor Place Condominium

8 Windsor Place, Brooklyn, NY 11215

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Overview

Units
4 residential
Subway
7 min walk to 15 St-Prospect Park F G7 Av F G, 8 min
Principals
Udi Marciano
Average $/sf
$1,433Homes in Schedule A, as first offered
Common charges
$399–$544 a monthSponsor's first-year estimate in Schedule A, Year Projected to Begin: July 1, 2023- June 30, 2024
Offering price
$6.75 million total

The sponsor of record is Urd 8 Windsor LLC, represented by The Law Office Of Jay Lichtman, P.C.. The offering plan runs 358 pages. The nearest other condo plan on file is 489 Seventh Avenue Condominium, next door.

Plan CD220177 · New · accepted Jan 4, 2023 · AG record ↗

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FigureThis building1341 13th24 units · 0.3 miaccepted 2023210 Columbia33 units · 1.9 miaccepted 2022
Common ChargesPer Square Foot / Month$0.40In line$0.46$0.38
Average Offering PricePer Apartment$1.69MBelow peers$1.91M$1.86M
Average PricePer Square Foot$1,433In line$1,661$1,400
Property TaxesPer Square Foot / Month$0.93In line$1.60$0.38
Average Unit SizeSquare Feet1,178 SFIn line1,148 SF1,328 SF

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Unit mix, closings, budgets, finishes and the team, against 341 13th and 210 Columbia, 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 closed100% of the homes in Schedule A4 of 4
Closing prices vs. Schedule A4 homes: $6,193,713 at closing against $6,750,000 in Schedule A (p. 34)−8.2%
Average closing price4 homes, on their Schedule A square feet$1,315 / SF
Closingsfirst and latest recordedNov 15, 2023 – Mar 20, 2024

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
2Nov 15, 2023$1,578,288$1,500,000 p. 34+5.2%
4Nov 16, 2023$1,816,425$1,700,000 p. 34+6.8%
1Dec 12, 2023$1,899,000$2,000,000 p. 34−5%
3Mar 20, 2024$900,000$1,550,000 p. 34−41.9%

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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
Urd 8 Windsor LLC
Principals
Udi Marciano
Tax estimate
Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
Construction lender
S3 Capital$3.64 million recorded

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

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