THE CONDO BOOK PROJECT

Biktop Bridgeview Condominium

9964 3rd Avenue, Brooklyn, NY 11209

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Overview

Units
13 residential · 8 parking
Subway
9 min walk to Bay Ridge-95 St R86 St R, 18 min
Principals
Viktor Gribenko
Average $/sf
$1,094Homes in Schedule A, as first offered
Common charges
$465–$1,534 a monthSponsor's first-year estimate in Schedule A, July 1, 2024 - June 30, 2025
Offering price
$15.9 million total $14.6 million when first offered

The sponsor of record is Biktop Development LLC, represented by Tsyngauz & Associates, P.C.. The offering plan runs 325 pages. The sponsor has filed 4 amendments, the latest in August 2025. The nearest other condo plan on file is Narrows Condominium, next door.

Plan CD220280 · New · accepted Aug 18, 2023 · AG record ↗

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FigureThis building1Dyker211 units · 1.3 miaccepted 2024Bath Beach Residence311 units · 1.7 miaccepted 2024
Common ChargesPer Square Foot / Month$0.79Highest$0.54$0.51
Average Offering PricePer Apartment$1.16MHighest$857,891$762,436
Average PricePer Square Foot$1,094Above peers$986$1,011
Property TaxesPer Square Foot / Month$0.78In line$0.62$0.92
Average Unit SizeSquare Feet1,059 SFLargest870 SF754 SF

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Unit mix, closings, budgets, finishes and the team, against Dyker and Bath Beach Residence, 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 A13 of 13
Closing prices vs. Schedule A10 homes: $10,186,222 at closing against $11,409,000 in Schedule A (p. 52)−10.7%
Average closing price10 homes, on their Schedule A square feet$980 / SF
Closingsfirst and latest recordedSep 13, 2024 – Feb 4, 2026

Sales recorded with the Department of Finance (ACRIS) through Feb 28, 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 13 closings
HomeRecordedClosing priceSchedule ADifference
4BSep 13, 2024$1,069,163$1,180,000 p. 52−9.4%
3BOct 2, 2024$1,088,509$1,200,000 p. 52−9.3%
2AOct 7, 2024$575,000$600,000 p. 52−4.2%
5BOct 23, 2024$1,221,900$1,280,000 p. 52−4.5%
7BNov 19, 2024$1,600,000$1,650,000 p. 52−3%
3ADec 5, 2024$1,100,000$999,000 p. 52+10.1%
4ADec 11, 2024$1,110,000$1,080,000 p. 52+2.8%
6AMar 10, 2025$425,880$670,000 p. 52−36.4%
6BMar 10, 2025$997,885$1,540,000 p. 52−35.2%
5AAug 26, 2025$997,885$1,210,000 p. 52−17.5%
2BFeb 4, 2026$2,060,000one deed, 3 homes$990,000 p. 52—
7AFeb 4, 2026$2,060,000one deed, 3 homes$690,000 p. 52—
PHFeb 4, 2026$2,060,000one deed, 3 homes$1,980,000 p. 52—

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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
Biktop Development LLC
Principals
Viktor Gribenko
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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