THE CONDO BOOK PROJECT

Opal 33 Condominium

814 5th Avenue, Brooklyn, NY 11232

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Overview

Units
11 residential · 6 parking
Subway
5 min walk to 36 St D N R25 St R, 11 min
Principals
Pamela Lee
Average $/sf
$1,510Homes in Schedule A, as first offered
Offering price
$13.1 million total $13.2 million when first offered

The sponsor of record is Greenwood Nova LLC, represented by Mekhtiyev Law Firm. The offering plan runs 282 pages. The sponsor has filed 2 amendments, the latest in October 2025. The nearest other condo plan on file is Greenwood Heights Condominium, next door.

Plan CD230121 · New · accepted Jan 28, 2025 · AG record ↗

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FigureThis building1Two Sixteen26 units · 0.7 miaccepted 2025265 20th38 units · 0.7 miaccepted 2024
Common ChargesPer Square Foot / Month$0.62In line$0.71$0.39
Average Offering PricePer Apartment$1.15MBelow peers$1.31M$1.86M
Average PricePer Square Foot$1,510Below peers$1,606$1,529
Average Unit SizeSquare Feet762 SFSmaller818 SF1,215 SF

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Unit mix, closings, budgets, finishes and the team, against Two Sixteen and 265 20th, 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 closed73% of the homes in Schedule A8 of 11
Closing prices vs. Schedule A8 homes: $7,488,485 at closing against $7,643,410 in Schedule A (p. 41)−2%
Average closing price8 homes, on their Schedule A square feet$1,316 / SF
Closingsfirst and latest recordedApr 28, 2026 – Aug 27, 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 8 closings
HomeRecordedClosing priceSchedule ADifference
2DApr 28, 2026$990,000$1,079,327 p. 41−8.3%
4BApr 28, 2026$850,000$761,429 p. 41+11.6%
2AMay 7, 2026$895,000$947,100 p. 41−5.5%
3AMay 8, 2026$1,247,125$1,247,125 p. 410%
2CMay 13, 2026$695,000$718,133 p. 41−3.2%
2BMay 22, 2026$750,000$706,379 p. 41+6.2%
3BJul 22, 2026$700,000$822,558 p. 41−14.9%
4CAug 27, 2026$1,361,360$1,361,360 p. 410%

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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
Greenwood Nova LLC
Principals
Pamela Lee
Tax estimate
MGNY Consulting Corp.Prepared the first-year real estate tax projection

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

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