THE CONDO BOOK PROJECT

Tangram House West Condominium

133-36 37th Avenue, Queens, NY 11354

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Overview

Tangram House West is a 132-unit condo in Queens, with 1 parking unit and 1 commercial unit.

  • Offering plan: Accepted August 2021 · 634 pages
  • Finishes: Engineered wood floors, quartz kitchen countertops, Doimo cabinets, Miele appliances, a washer and dryer in each apartment, Signature bathroom fittings and ducted heat pumps for heating and cooling
  • Prices: $1,236 a square foot on average, as first offered; $150.8 million in all
  • Utilities: Gas in the common charges p. 72
  • Developer: SCG America Group Inc.; principals Sunny Chiu and Hongquan Li
  • Sponsor: Tangram House West Sponsor LLC, represented by Herrick, Feinstein LLP
  • Neighborhood: Flushing, Queens
  • Subway: 5-minute walk to Flushing-Main St (7)
  • Amendments: 6, the latest in February 2026
  • Other filings: NA190063 (no-action filing, filed 2019)
  1. AcceptedAugust 2021
  2. 6 amendments
  3. First sale
  4. Latest sale

Sales

125 of 132 units sold (95%)

$180.2 millionin sales
$1,249/SFaverage sale price
December 2021 – July 2025first to latest sale
UnitSoldPrice
9LJul 18, 2025$722,852
PH2 EMar 25, 2025$1,286,387
5LMar 18, 2025$697,501
5DMar 6, 2025$765,761
5JJan 28, 2025$946,180
7DJan 15, 2025$779,044
7LDec 19, 2024$702,593
3LOct 30, 2024$714,321
PH3 CSep 4, 2024$3,187,716
6KAug 15, 2024$700,351
3KMay 20, 2024$692,847
PH2 CApr 3, 2024$2,253,060
12HMar 25, 2024$920,111
10JMar 19, 2024$904,813
PH1 KMar 6, 2024$738,168
12JFeb 15, 2024$918,939
9JJan 10, 2024$897,165
10HDec 21, 2023$1,024,465
8JDec 14, 2023$889,516
11HDec 11, 2023$912,462
7JDec 6, 2023$879,573
3JNov 14, 2023$846,696
6NNov 14, 2023$707,441
PH1 AOct 30, 2023$1,366,267
PH JAug 31, 2023$930,351
5AAug 14, 2023$1,263,144
7HAug 10, 2023$998,263
10KAug 7, 2023$903,726
9HJun 22, 2023$1,015,732
3AJun 15, 2023$1,251,763
PH HJun 7, 2023$931,582
6AJun 6, 2023$1,274,522
PH1 JMay 30, 2023$937,958
10CMay 25, 2023$896,474
PH2 DMay 24, 2023$2,275,288
PH2 AMay 12, 2023$2,862,651
11AMay 5, 2023$1,331,422
10AMay 4, 2023$1,320,040
11FApr 26, 2023$1,262,145
PH2 FApr 14, 2023$1,298,201
8AMar 29, 2023$1,297,283
12GMar 22, 2023$1,041,932
9KMar 8, 2023$896,119
11GFeb 10, 2023$1,033,199
3BJan 31, 2023$1,431,957
9BJan 31, 2023$1,499,719
PH AJan 31, 2023$1,359,869
7FJan 24, 2023$1,227,232
11BJan 24, 2023$1,348,156
12BJan 11, 2023$1,538,076
PH3 BJan 11, 2023$2,851,892
6LJan 3, 2023$722,057
PH DDec 29, 2022$1,339,130
5GDec 28, 2022$862,619
3FDec 27, 2022$856,607
8HDec 22, 2022$1,006,997
7EDec 21, 2022$886,253
7GDec 21, 2022$1,395,040
11CDec 21, 2022$1,349,987
12CDec 21, 2022$1,361,427
12DDec 21, 2022$1,338,142
3CDec 20, 2022$849,331
3EDec 20, 2022$856,607
11DDec 15, 2022$1,311,506
PH GDec 13, 2022$1,055,033
11JDec 8, 2022$911,332
PH1 BNov 30, 2022$1,575,114
3GNov 29, 2022$852,850
PH1 HNov 29, 2022$939,298
9ANov 22, 2022$1,308,662
9GNov 17, 2022$1,402,769
3DNov 4, 2022$866,702
6ENov 4, 2022$884,188
5CNov 2, 2022$859,059
8GNov 2, 2022$1,390,778
6BOct 24, 2022$1,461,363
8FOct 24, 2022$1,237,950
9EOct 19, 2022$901,364
PH BOct 19, 2022$1,557,252
10GOct 18, 2022$1,414,757
5HOct 12, 2022$893,468
PH3 AOct 7, 2022$3,456,679
PH FOct 6, 2022$1,457,977
5BOct 4, 2022$1,448,578
5FOct 4, 2022$866,375
5MOct 4, 2022$710,827
10ESep 28, 2022$908,920
PH ESep 28, 2022$1,319,411
7KSep 27, 2022$880,905
PH CSep 27, 2022$1,362,532
9CSep 22, 2022$888,992
PH1 ESep 21, 2022$1,332,837
3HSep 20, 2022$883,352
6FSep 20, 2022$873,890
PH1 DSep 16, 2022$1,361,546
PH1 CSep 13, 2022$1,360,025
10BSep 8, 2022$1,512,504
PH2 BSep 8, 2022$2,233,814
9FSep 1, 2022$1,248,668
PH1 GAug 30, 2022$1,063,767
8EAug 23, 2022$893,808
PH1 FAug 12, 2022$1,468,710
5KAug 10, 2022$697,849
8CAug 10, 2022$881,508
7AAug 4, 2022$1,285,902
6MAug 3, 2022$713,375
12FJul 29, 2022$1,439,978
8DJul 28, 2022$888,917
9DJul 28, 2022$896,431
6DJul 27, 2022$873,890
6JJul 26, 2022$930,978
8KJul 21, 2022$888,512
8BJul 20, 2022$1,486,933
10LJul 14, 2022$727,988
5EJul 13, 2022$866,375
10DJul 13, 2022$903,945
7CJul 7, 2022$874,025
6GJun 29, 2022$870,133
11EJun 29, 2022$1,292,149
7BJun 23, 2022$1,474,148
12EJun 21, 2022$1,303,055
6CJun 17, 2022$866,543
6HJun 16, 2022$901,252
10FJun 16, 2022$1,259,386
HTLDec 27, 2021$36,000,000
Every sale: 125 recorded sales, with price and dateGet Full Access

From city records (ACRIS), through Sep 30, 2026.

Common Charges & First-Year Budget

Property Taxes

The plan's first-year tax estimate, checked against the city's real bills for 104 homes.

Checked against the first full year's bill for 104 homes: 104 paid more. The typical home paid 561% more than estimated.

HomePlan's estimateFirst yearCurrent
3A$2,200$15,554FY2024$14,056FY2026
3B$2,521$17,537FY2024$15,848FY2026
3C$1,485$10,151FY2024$9,173FY2026
3D$1,498$10,206FY2024$9,223FY2026
3E$1,497$10,188FY2024$9,206FY2026
3F$1,497$10,197FY2024$9,214FY2026
3G$1,498$10,215FY2024$9,231FY2026
3H$1,580$10,824FY2024$9,781FY2026
3J$1,608$10,077FY2026
3K$1,141$5,976FY2026
3L$1,169$6,165FY2026
3M$1,155$6,731FY2024$6,083FY2026
3N$1,157$6,786FY2024$6,132FY2026
5A$2,214$14,056FY2026
5B$2,538$17,537FY2024$15,848FY2026
5C$1,494$10,151FY2024$9,173FY2026
5D$1,507$9,223FY2026
5E$1,506$10,188FY2024$9,206FY2026
5F$1,507$10,197FY2024$9,214FY2026
5G$1,507$10,215FY2024$9,231FY2026
5H$1,583$10,661FY2024$9,634FY2026
5J$1,618$10,077FY2026
5K$1,147$6,613FY2024$5,976FY2026
5L$1,175$6,157FY2026
5M$1,161$6,731FY2024$6,083FY2026
5N$1,164$6,785FY2024$6,132FY2026
6A$2,229$15,554FY2024$14,056FY2026
6B$2,554$17,537FY2024$15,848FY2026
6C$1,504$10,151FY2024$9,173FY2026
6D$1,517$10,206FY2024$9,223FY2026
6E$1,516$10,188FY2024$9,206FY2026
6F$1,516$10,197FY2024$9,214FY2026
6G$1,517$10,215FY2024$9,231FY2026
6H$1,593$10,660FY2024$9,634FY2026
6J$1,628$11,152FY2024$10,077FY2026
6K$1,153$5,976FY2026
6L$1,182$6,813FY2024$6,157FY2026
6M$1,167$6,731FY2024$6,083FY2026
6N$1,170$6,132FY2026
7A$2,250$15,554FY2024$14,056FY2026
7B$2,578$17,537FY2024$15,848FY2026
7C$1,518$10,151FY2024$9,173FY2026
7D$1,531$9,223FY2026
7E$1,538$10,251FY2024$9,264FY2026
7F$2,187$14,663FY2024$13,250FY2026
7G$2,439$16,218FY2024$14,656FY2026
7H$1,728$10,686FY2026
7J$1,503$9,132FY2026
7K$1,495$10,051FY2024$9,083FY2026
7L$1,184$6,132FY2026
8A$2,264$15,554FY2024$14,056FY2026
8B$2,594$13,274FY2024$14,320FY2026
8C$1,528$10,151FY2024$9,173FY2026
8D$1,540$10,206FY2024$9,223FY2026
8E$1,548$10,251FY2024$9,264FY2026
8F$2,200$14,663FY2024$13,250FY2026
8G$2,454$16,218FY2024$14,656FY2026
8H$1,739$11,825FY2024$10,686FY2026
8J$1,513$9,132FY2026
8K$1,505$10,051FY2024$9,083FY2026
8L$1,190$6,785FY2024$6,132FY2026
9A$2,279$15,554FY2024$14,056FY2026
9B$2,610$17,537FY2024$15,848FY2026
9C$1,537$10,151FY2024$9,173FY2026
9D$1,550$10,206FY2024$9,223FY2026
9E$1,557$10,251FY2024$9,264FY2026
9F$2,213$14,663FY2024$13,250FY2026
9G$2,469$16,218FY2024$14,656FY2026
9H$1,750$11,825FY2024$10,686FY2026
9J$1,522$9,132FY2026
9K$1,514$10,051FY2024$9,083FY2026
9L$1,197$6,132FY2026
10A$2,293$15,554FY2024$14,056FY2026
10B$2,626$17,537FY2024$15,848FY2026
10C$1,546$10,151FY2024$9,173FY2026
10D$1,559$10,206FY2024$9,223FY2026
10E$1,567$10,251FY2024$9,264FY2026
10F$2,227$14,663FY2024$13,250FY2026
10G$2,484$16,218FY2024$14,656FY2026
10H$1,761$10,686FY2026
10J$1,532$9,132FY2026
10K$1,524$9,083FY2026
10L$1,204$6,785FY2024$6,132FY2026
11A$2,307$15,554FY2024$14,056FY2026
11B$2,642$17,537FY2024$15,848FY2026
11C$2,347$15,400FY2024$13,916FY2026
11D$2,297$15,136FY2024$13,678FY2026
11E$2,265$14,909FY2024$13,472FY2026
11F$2,517$16,237FY2024$14,672FY2026
11G$1,772$11,825FY2024$10,686FY2026
11H$1,541$9,132FY2026
11J$1,533$10,051FY2024$9,083FY2026
11K$1,210$6,785FY2024$6,132FY2026
12A$2,322$15,554FY2024$14,056FY2026
12B$2,658$17,537FY2024$15,848FY2026
12C$2,361$15,400FY2024$13,916FY2026
12D$2,310$15,136FY2024$13,678FY2026
12E$2,279$14,909FY2024$13,472FY2026
12F$2,532$16,237FY2024$14,672FY2026
12G$1,783$11,825FY2024$10,686FY2026
12H$1,551$9,132FY2026
12J$1,543$9,083FY2026
12K$1,216$6,785FY2024$6,132FY2026
PH A$2,336$15,554FY2024$14,056FY2026
PH B$2,674$17,537FY2024$15,848FY2026
PH C$2,375$15,400FY2024$13,916FY2026
PH D$2,324$15,136FY2024$13,678FY2026
PH E$2,293$14,909FY2024$13,472FY2026
PH F$2,547$16,237FY2024$14,672FY2026
PH G$1,794$11,825FY2024$10,686FY2026
PH H$1,561$10,106FY2024$9,132FY2026
PH J$1,553$9,083FY2026
PH K$1,223$6,785FY2024$6,132FY2026
PH1 A$2,348$13,998FY2026
PH1 B$2,708$17,601FY2024$15,905FY2026
PH1 C$2,373$15,254FY2024$13,785FY2026
PH1 D$2,365$15,263FY2024$13,793FY2026
PH1 E$2,318$14,945FY2024$13,505FY2026
PH1 F$2,567$16,227FY2024$14,664FY2026
PH1 G$1,810$11,825FY2024$10,686FY2026
PH1 H$1,575$10,106FY2024$9,132FY2026
PH1 J$1,567$10,051FY2024$9,083FY2026
PH1 K$1,232$6,132FY2026
PH2 A$4,834$28,771FY2024$25,999FY2026
PH2 B$3,825$22,622FY2024$20,442FY2026
PH2 C$3,859$20,640FY2026
PH2 D$3,867$23,241FY2024$21,001FY2026
PH2 E$2,207$12,099FY2026
PH2 F$2,228$13,517FY2024$12,214FY2026
PH3 A$6,066$38,722FY2024$34,991FY2026
PH3 B$4,911$30,290FY2024$27,372FY2026
PH3 C$5,436$30,355FY2026

The plan's estimate is the sponsor's guess for year one. The city's bill is the real one, from the Department of Finance.

Each home's estimate, city bills and tax breaksGet Full Access

Closing Costs

The buyer pays the NYC and NY State transfer taxes, which a seller usually pays.

Sponsor's counsel fee
$3,000Paid by the purchaser to the sponsor's attorneys for the closingp. 26
Counsel's extra charges
  • $250: administrative expense for preparing and filing real estate transfer tax returns and performing title clearancep. 26
  • $750: Sponsor's Attorneys service fees if closing is adjourned for any reason other than at Sponsor's requestp. 119
  • $500: assignment agreement preparation feep. 122
Transfer taxes
Paid by the purchaserNew York City and State transfer taxes, by law the seller's, shift to the buyer in a sponsor salep. 13
assignment fee (5% of aggregate sales price and assignment price)
“5% of the aggregate of the sales price and the assignment price”Paid to Sponsorp. 122

Not listed: title insurance, mortgage tax, lender fees, mansion tax.

All 6 closing costs in the plan, with their pagesGet Full Access

Amendments

Amendment 5 Feb 10, 2025

Fifth amendment updates unsold unit pricing, confirms board members, extends the plan for six months, and notes temporary certificate of occupancy expiration.

  • Unsold units schedule updated with current pricing (Exhibit A)
  • Temporary certificate of occupancy reissued March 11, 2025, expires June 9, 2025
  • Architect estimated $36,400.00 needed to obtain permanent certificate of occupancy
  • Board members: Ana Blumenau (President), Alex Chiu (Vice President), Helen Lee (Treasurer/Secretary)
  • One unit under contract: 9L
  • Eight units not under contract: 03M, 03N, 05N, 08L, 11K, 12A, 12K, PH K
  • Audited financial statements for fiscal year 2023/2024 expected within two months
  • Plan extended for six months from amendment date

Amendment 4 May 10, 2023

Fourth Amendment updates unsold unit schedule, board members, financial disclosures, and extends the plan's effective period.

  • 30 unsold residential units not under contract as of submission date
  • 7 units under contract but not yet closed: 03J, 05A, 07H, 10K, PHJ, PH1A, PH3C
  • Board members: Ana Blumenau (President), Alex Chiu (Vice President), Helen Lee (Treasurer/Secretary)
  • Hotel Unit conveyed to Tangram Hotel LLC on March 14, 2023
  • Temporary certificate of occupancy reissued May 31, 2023, expires August 29, 2023
  • Sponsor's architect certified $90,000.00 needed to complete work for permanent certificate of occupancy
  • Plan extended for 12 months from amendment date
  • FinCEN Geographic Targeting Orders in effect through October 21, 2023

Amendment 3 2022

First closing occurred, building permits updated, escrow and fund accounts established, common charges waived during sponsor period, unit sales status reported, board appointed, and floor plans revised.

  • First closing held June 16, 2022 for units 6H and 10F
  • Declaration recorded May 4, 2022; units not yet separately assessed for real estate tax
  • Temporary certificate of occupancy issued May 27, 2022 (expired August 27, 2022); new temporary certificate issued August 8, 2022 (expires November 8, 2022)
  • Architect certified $130,000.00 needed to obtain permanent certificate of occupancy
  • Working Capital Fund and Reserve Fund each established with $14,236.48 deposited
  • Sponsor waives collection of Common Charges for unspecified period starting June 16, 2022; Sponsor pays all actual expenses
  • 29 units under contract; 75 units not under contract as of amendment date
  • Unit 02A designated as Resident Manager's Unit

Amendment 2 Apr 18, 2022

Amendment updates Common Charges estimates in Schedule A and revises Schedules B and C projected budgets with sponsor's expert certifications.

  • Revised Schedule A with updated Common Charges estimates
  • Revised Schedule B projected budget with sponsor's expert certification
  • Revised Schedule C projected budget for Homeowners Association with sponsor's expert certification

Amendment 1 2021

Plan declared effective with 20 purchase agreements; Schedule A updated with corrected square footages and tax projections; Declaration and By-Laws revised regarding lender requirements; transfer tax provisions and HOA board director updated.

  • Plan declared effective December 6, 2021 with 20 bona fide purchase agreements (15.0% of units)
  • Schedule A updated with corrected commercial unit square footages and 421-a tax projections
  • Declaration and By-Laws revised to define Declarant's Loan and lender insurance trustee role
  • Lender designated as Permitted Mortgee and required party for casualty/condemnation consent
  • Unit Closing Costs section updated for New York State Real Estate Transfer Tax law changes effective July 1, 2021
  • Clarification on bulk purchase RPT Tax rates (1.425% for $500,000 or less; 2.625% for over $500,000)
  • Raymond (Sirui) Huang designated to replace Gabriel Suleymanov as Class D director
  • Purchase Agreement amended to allow wire transfer down payments at Sponsor's discretion
What each amendment changed, line by lineGet Full Access

Team

Sponsor
Tangram House West Sponsor LLC
Principals
Sunny Chiu, Hongquan Li
Tax estimate
Korngold Powers LLPPrepared the first-year real estate tax projection
Construction lender
Shanghai Commercial Bank
General contractor
Top 8 ConstructionHeld the general construction permit on DOB job 420653858
Structural engineer
Gilsanz, Murray, Steficek LLPNamed on p. 276
MEP engineer
MG Engineering D.P.C.Mechanical, electrical and plumbing · Named on p. 87
Property report
Margulies Hoelzli Architecture, PLLCPrepared the plan's description of the property and its condition · Named on p. 228
Interior designer
Jean-Gabriel NeukommReported by hlres.com

Zoning

Zoning district
C4-2

Today's zoning, from city data (PLUTO 26v2).

Nearby