THE CONDO BOOK PROJECT

Splendid Tower Condominium

93-09 Lamont Avenue, Queens, NY 11373

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Overview

Units
17 residential · 9 parking
Subway
6 min walk to 90 St-Elmhurst Av 7Junction Blvd 7, 7 min
Principals
Hui Lin
Average $/sf
$718Homes in Schedule A, as first offered
Common charges
$357–$512 a monthSponsor's first-year estimate in Schedule A, For the Period of July 1, 2024 to June 30, 2025
Offering price
$10.9 million total $9.18 million when first offered

The sponsor of record is Splendid Realty LLC, represented by Moritt Hock & Hamroff, LLP. The offering plan runs 329 pages. The sponsor has filed 2 amendments, the latest in January 2025. The nearest other condo plan on file is Whitney Manor Condominium, next door.

Plan CD230104 · New · accepted Jan 12, 2024 · AG record ↗

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FigureThis building1Hampton210 units · 0.3 miaccepted 2024Ckz Tower323 units · 1.3 miaccepted 2024
Common ChargesPer Square Foot / Month$0.64Below peers$0.71$0.78
Average Offering PricePer Apartment$508,471Below peers$534,500$641,304
Average PricePer Square Foot$718Below peers$773$1,036
Property TaxesPer Square Foot / Month$0.97In line$0.78$1.05
Average Unit SizeSquare Feet708 SFLarger692 SF619 SF

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Unit mix, closings, budgets, finishes and the team, against Hampton and Ckz Tower, 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 closed35% of the homes in Schedule A6 of 17
Closing prices vs. Schedule A6 homes: $3,091,862 at closing against $2,986,000 in Schedule A (p. 45)+3.5%
Average closing price6 homes, on their Schedule A square feet$718 / SF
Closingsfirst and latest recordedNov 11, 2024 – Jan 31, 2025

Sales recorded with the Department of Finance (ACRIS) through Dec 31, 2025: 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 6 closings
HomeRecordedClosing priceSchedule ADifference
3CNov 11, 2024$455,286$466,000 p. 45−2.3%
5CNov 11, 2024$474,652$483,000 p. 45−1.7%
6CNov 11, 2024$483,678$493,000 p. 45−1.9%
3BDec 16, 2024$498,250$543,000 p. 45−8.2%
4ADec 19, 2024$713,556$503,000 p. 45+41.9%
3AJan 31, 2025$466,440$498,000 p. 45−6.3%

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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
Splendid Realty LLC
Principals
Hui Lin
Tax estimate
Metropolitan Realty ExemptionsPrepared the first-year real estate tax projection

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

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