THE CONDO BOOK PROJECT

Luxe Living Condominium

134-11 Franklin Avenue, Queens, NY 11355

Compare

Overview

Luxe Living is a new 39-unit condo in Queens, with 15 parking units and 5 commercial units.

  • Offering plan: Accepted November 2025 · 377 pages
  • Finishes: 9-foot ceilings, engineered wood floors, quartz kitchen countertops, a washer and dryer in each apartment, Grohe bathroom fittings and split-system units for heating and cooling
  • Prices: $1,291 a square foot on average, as first offered; $35.7 million in all
  • Common charges: $262–$457 a month, the sponsor's first-year estimate
  • Utilities: Electricity paid by the owner p. 65
  • Sponsor: Flushing Faddism LLC, represented by Marans Newman Tsolis & Nazinitsky LLC; principals Cun Long Chen
  • Neighborhood: Flushing, Queens
  • Subway: 9-minute walk to Flushing-Main St (7)
  • Amendments: 3, the latest in July 2026
  1. AcceptedNovember 2025
  2. 3 amendments
  3. First sale
  4. Latest sale

Sales

23 of 39 units sold (59%)

$13.7 millionin sales
$1,176/SFaverage sale price
June 2026 – September 2026first to latest sale
UnitSoldPrice
9DSep 18, 2026$629,279
8ESep 9, 2026$595,676
6ASep 8, 2026$496,860
5FAug 21, 2026$493,475
5CAug 20, 2026$578,366
7DAug 20, 2026$519,308
5EAug 17, 2026$590,585
6EAug 17, 2026$605,859
3BAug 13, 2026$496,860
6BAug 13, 2026$653,717
5BAug 5, 2026$636,406
4CAug 3, 2026$496,860
6DAug 3, 2026$534,581
7CJul 31, 2026$995,339
7EJul 30, 2026$580,403
8BJul 27, 2026$853,294
3EJul 21, 2026$471,510
8DJul 20, 2026$646,589
3FJul 10, 2026$496,860
5DJul 2, 2026$605,859
3CJun 26, 2026$486,720
6CJun 22, 2026$666,954
4EJun 12, 2026$580,403
Every sale: 23 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.

The plan estimates $5,474 to $9,537 a year per home. No city tax bills for these homes yet.

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.

Compare

FigureThis building1150-02 Northern Boulevard239 units · 1.1 miaccepted 2025Northern 146344 units · 0.9 miaccepted 2025
Common ChargesPer Square Foot / Month$0.58In line$0.47$0.62
Average Offering PricePer Apartment$676,667Below peers$709,827$875,823
Average PricePer Square Foot$1,291In line$1,209$1,349
Average Unit SizeSquare Feet524 SFSmaller587 SF649 SF
Unit mix, amenities, finishes, utilities and operating costs against 150-02 Northern Boulevard and Northern 146Unlock the rest with a free account
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.

Closing Costs

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

Sponsor's counsel fee
“$1,500.00 and ACRIS preparation fee of $250.00”Paid by the purchaser to the sponsor's attorneys for the closingp. 107
Counsel's extra charges
  • “0.0438% of the Purchase Price per day”: reimbursement of Sponsor's increased carrying costs for delayed closingp. 18
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. 18
Working capital
“one months' common charges”Contribution to the condominium's working capital fundp. 20
Reserve Fund contribution
“one months' common charges”Paid to Board of Managersp. 20

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

All 5 closing costs in the plan, with their pagesGet Full Access

Amendments

Amendment 2 Feb 26, 2026

Plan declared effective after six units sold, extended for six months.

  • Plan declared effective (6 units sold, approximately 15% of building)
  • Plan term extended by 6 months from amendment date

Amendment 1 Jan 7, 2026

Amendment revises non-residential unit square footage, updates construction timeline and property tax projections.

  • Unit CF-5 square footage revised from 1,084sf to 908sf
  • Unit CF-6 square footage revised from 787sf to 791sf
  • Unit CF-7 square footage revised from 707sf to 710sf
  • Temporary certificate of occupancy estimated March 2026
  • Property tax projection for First Year of Operations: $190,028 for residential units
  • Assessed value residential portion 2025/2026: $184,434; 2026/2027: $2,853,582
What each amendment changed, line by lineGet Full Access

Team

Sponsor
Flushing Faddism LLC
Principals
Cun Long Chen
Tax estimate
SJP Tax Consultants Inc.Prepared the first-year real estate tax projection

Zoning

Zoning district
R6

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

Nearby