THE CONDO BOOK PROJECT

Northern Center Condominium

138-18 Northern Boulevard, Queens, NY 11354

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Overview

Northern Center Condominium is a three-building complex on Northern Boulevard in Flushing with 127 condo apartments, 48 medical and community facility units, retail and a shared garage. Its offering plan lists one- and two-bedroom homes from about $628,000, Bosch kitchens, a doorman for part of the day, and a board the sponsor can control for years. The offering plan specifies porcelain slab kitchen countertops, white lacquer cabinets, Bosch appliances, a washer and dryer in each apartment and Kohler bathroom fittings.

  • Utilities: Electricity and gas paid by the owner p. 68
  • What it is: three new buildings linked by a garage under them. The residential building has 17 stories with garage space on its lower floors. The plan expected the first closing around January 1, 2026, and the plan was declared effective on January 15, 2026.
  • Size: 127 apartments, 48 community facility units, 3 commercial units and 1 garage unit, for 179 units in all.
  • Layouts: 82 one-bedrooms (about 537 to 651 sq ft), 38 two-bedrooms (about 889 to 991 sq ft) and 7 three-bedroom penthouses (about 1,305 to 2,340 sq ft). There are no studios. Most homes have a small balcony of about 46 to 55 sq ft. Some penthouses have large terraces, up to about 1,400 sq ft.
  • Offering prices: in the original plan's price list, homes ran from about $628,000 for a 537 sq ft one-bedroom to $3.51 million for penthouse PH3B. These are asking prices, not sales. Four amendments have been filed since, so prices may have changed.
  • Common charges: roughly $350 to $1,520 a month, depending on the unit, under Schedule A. That's the sponsor's first-year projection.
  • Transit: the plan says the Flushing LIRR station is four blocks away. The 7 train at Flushing-Main St is about a 9-minute walk.
  1. AcceptedNovember 2024
  2. 4 amendments

Sales

0 of 127 units sold (0%)

From city records (ACRIS), through Jul 31, 2026.

Common Charges & First-Year Budget

Property Taxes

The plan's first-year tax estimate.

The plan estimates $5,507 to $23,620 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 building1Eastone Plaza2175 units · 0.2 miaccepted 2024Prince3120 units · 0.3 miaccepted 2023
Common ChargesPer Square Foot / Month$0.77In line$0.43$0.78
Average Offering PricePer Apartment$964,406Above peers$831,205$920,159
Average PricePer Square Foot$1,292Below peers$1,300$1,298
Average Unit SizeSquare Feet746 SFLarger639 SF709 SF
Unit mix, amenities, finishes, utilities and operating costs against Eastone Plaza and PrinceUnlock 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
$2,500Paid by the purchaser to the sponsor's attorneys for the closingp. 137
Counsel's extra charges
  • $250: closing outside counsel's officep. 137
  • $250: ACRIS transfer documents prepared by Sponsor's attorneyp. 137
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. 135
Working capital
“two (2) months Common Charges”Contribution to the condominium's working capital fundp. 205

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

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

The Building

Finishes

Kitchens

Most apartments get Bosch appliances: a 30-inch oven, a gas cooktop, a Bosch 800 Series dishwasher, a Bosch panel-ready refrigerator and a Bosch hood. The microwave is GE Profile. Counters are white sintered stone, and the high-gloss lacquer cabinets come in white or light gray. The sink is Kohler, with a Grohe faucet.

  • Penthouses: a Wolf gas cooktop, Sub-Zero refrigerator and wine storage, and a Cove dishwasher.
  • Cooking gas: metered and billed to each unit. The sponsor estimates about $314 a year.

See kitchen appliance brands in NYC condos and gas vs. induction stoves.

Bathrooms

Fixtures are almost all Kohler in polished chrome. That includes a 60-inch tub, a shower column with a hand shower and a comfort-height toilet. Medicine cabinets are Robern with LED lights. Vanities are custom walnut veneer with sintered stone tops.

Floors and Windows

  • Floors: Kährs oak plank (Sands Collection, 5 inches wide) over a sound-isolation underlay. Baths and laundry closets are tiled.
  • Windows: aluminum with a thermal break and double-pane glass. The manufacturer gives a 5-year warranty. Glass below 75 feet is bird-friendly and laminated. No insect screens are provided.

Laundry, Heating and Cooling

  • Laundry: every home has a stacked Bosch washer and ventless dryer. A few penthouses get them side by side.
  • Heating and cooling: Daikin heat pump systems with ceiling air handlers and a programmable thermostat in each unit. Owners maintain, repair and replace their own systems.
  • Hot water: two gas water heaters on the roof serve the building.
  • Electricity: each apartment is metered separately and pays Con Ed directly.

See in-unit washers and dryers and who pays which utilities.

Amenities, Staffing & Transportation

For 127 homes, the indoor amenity list is small:

  • Ground floor: a lobby with an interior courtyard of about 776 sq ft, plus a package room and mailboxes.
  • Third floor: a lounge of about 845 sq ft, a fitness room of about 630 sq ft and a kids' room of about 313 sq ft, all furnished.
  • Roof terraces: a terrace on top of the commercial building, reached from the third-floor amenity rooms. A second, smaller terrace sits on the community facility building, reached through a door on the 17th floor. No fixed furniture is provided, and mechanical vents may be on the terraces.
  • Bike room: listed in the building specifications.

Good to know: the plan gives small legal occupancy limits for the indoor rooms. For example, the courtyard holds at most 4 people and the kids' room 2. It also gives conflicting numbers for the commercial-roof terrace. One section says it holds up to 75 residents. Another says 298 people, shared with commercial occupants. Ask which applies. Compare with amenities by building size.

Staffing and Services

The managing agent, 4 Seasons International Management, prepared the staffing estimate. It projects:

  • A residential doorman 11.5 hours a day, at a prevailing wage of $25 an hour
  • A separate doorman for the community facility building 8 hours a day
  • A virtual doorman for the remaining hours, at about $25,000 a year
  • Full-time superintendent and handyman staff shared with the non-residential units. One superintendent lives within 200 feet of the building and is on call around the clock.

The plan doesn't agree with itself on the number of supers. The footnotes mention one, two and three, and the wage table is the same in each case. Full-time union staff isn't described. See what a doorman costs in an NYC condo for context.

Location & Transportation

  • Neighborhood: Flushing, Queens
  • Subway: 9 min walk to Flushing-Main St 7
Amenities, Staffing & TransportationGet Full Access

Amendments

Amendment 4 Jun 8, 2026

Amendment updates unit pricing, common interest percentages, and common charges for 25 units; confirms budget unchanged and adds FinCEN reporting guidance.

  • Percentage of Residential Common Interest changed for units 7B, 7E, 9B, 9E, 9H, 10H, 10J, 11F, 12A, 15A, 15E, 15F, 15G, 16A, 16B, 16F, 17A, 17B, 17G, PH1A, PH1C, PH2A, PH3A, PH3C, PH3D
  • Common Charges updated for affected units (details in Exhibit A)
  • Sponsor revised pricing on certain units (details in Exhibit A)
  • Budget from Amendment No. 2 unchanged
  • FinCEN Geographic Targeting Orders expired as of February 28, 2026; new permanent Residential Real Estate Rule effective March 1, 2026 requires FinCEN reporting for cash residential real estate transfers
  • No units under contract affected by pricing changes
  • Plan valid for six months from amendment filing date or twelve months from original offering plan date, whichever is later

Amendment 3 Dec 22, 2025

Plan declared effective on December 22, 2025 with 21 executed purchase agreements; first closing anticipated February 1, 2026; FinCEN reporting requirements clarified for certain cash purchases.

  • Plan declared effective December 22, 2025 (21 units = 15.56% of 135 residential units)
  • First closing anticipated on or about February 1, 2026
  • FinCEN Geographic Targeting Order reporting applies to closings on or after February 28, 2026 for certain cash purchases $300,000+
  • Plan budget unchanged from Amendment No. 2
  • Plan extension for six (6) months from filing date of this amendment

Amendment 2 Apr 16, 2025

Amendment increases residential units from 127 to 135, reduces community facility units from 48 to 40, delays first closing to July 1, 2026, reduces parking spaces from 263 to 203, adds golf simulator room, and updates schedules and budgets.

  • Residential units increased from 127 to 135; community facility units reduced from 48 to 40
  • First closing and condominium operations delayed to July 1, 2026 (from January 1, 2026)
  • Units 3A, 3B, 3C: balconies deleted, terraces added
  • Parking spaces reduced from 263 to 203 (174 for community facility, 29 for commercial); no residential accessory parking
  • Golf simulator room added on second floor as residential restricted common element
  • Schedule A, Schedule B, and common elements descriptions updated
  • Updated real estate tax opinion and utility cost estimates provided
  • Units required to declare plan effective increased from 20 to 21

Amendment 1 Dec 27, 2024

Amendment clarifies individual mailing addresses for retail, community facility, and residential units within the condominium.

  • Retail units use 138-18 Northern Boulevard address
  • Community facility units use 138-30 Northern Boulevard address
  • Residential units use 138-32 Northern Boulevard address
  • Topographical exhibits updated to reflect additional addresses
What each amendment changed, line by lineGet Full Access

Fine Print

  • Homes are one part of a bigger complex. Besides the 127 apartments, the condo has 48 community facility units (medical offices and similar uses), 3 commercial units and a garage unit. Apartment owners have no say over how those units are used and may live with the traffic and noise they bring.
  • Non-residential owners run the overall board. Non-residential owners elect 4 of the 7 seats on the overall condo board, and the sponsor expects its affiliates to keep the garage.
  • A doorman for part of the day. The budget pays for a residential doorman 11.5 hours a day. A virtual doorman covers the other hours.
  • No tax break for apartments. The plan says the condo isn't eligible for 421-a, so the apartments pay full property taxes from the start. Only the non-residential units may get a tax break, through ICAP.
  • Shared garage, not owned spaces. The garage has 263 attended spaces across all three buildings, 89 of them set aside for residential use. You rent spaces from the garage operator at its own rates, and the plan promises nothing on price or availability.
  • Floor numbers skip. The building has no 4th, 13th or 14th floor by name. The top residential floor is called 17, and the three floors above it are PH1 to PH3.
  • Board control. The sponsor appoints the first residential board. It can name a majority of members for up to five years, or until 120 days after 95% of units close. After that it keeps two seats as long as it owns an apartment. The plan warns that buyers who plan to live there may never control either board.
  • Transfer taxes shift to you. The buyer pays the state and city transfer taxes the sponsor would normally pay, plus the 1% mansion tax on homes of $1 million or more.
  • Taxes could rise. Tax estimates assume the building is fully assessed at completion, and the plan warns taxes may rise "materially" on reassessment. One budget footnote mentions a 421-a abatement, but Schedule A says the condo isn't eligible. Rely on the Schedule A figures.
  • No mortgage contingency. If you can't get a loan, you can lose your down payment. If closing slips past the scheduled date because of you, you owe the sponsor 16% a year on the price.
  • Limited warranty. New York's housing merchant implied warranty doesn't apply. The sponsor will fix defects reported by certified mail within one year of closing, and it chooses whether to repair or replace.
  • Other limits. No buyer may purchase more than two apartments without sponsor approval. Smoking is banned in common areas but allowed inside apartments and on private terraces. The first facade inspection is due five years after the first certificate of occupancy, and the plan estimates it will cost $40,000 to $60,000.
  • Construction around you. Early buyers may live with ongoing work on weekdays from 7am to 6pm.

Listing photos of Northern Center Condominium show you the finishes. The offering plan, the document the developer filed with the New York Attorney General, tells you how the building will be run and what you agree to when you buy. New to these documents? Start with what a condo offering plan is.

See new construction warranties and punch lists and how 421-a and other tax breaks work.

FAQ

Does Northern Center Condominium have a doorman?

Partly. The budget pays for a residential doorman 11.5 hours a day, with a virtual doorman service covering the remaining hours.

How much are common charges at Northern Center Condominium?

Schedule A projects roughly $350 to $1,520 a month depending on the unit, with estimated property taxes a little higher on top. The plan's residential budget is larger than those charges add up to, so actual charges could be higher.

Does Northern Center Condominium have parking?

There's a shared, attended garage with 263 spaces, 89 of them for residential use. The garage is a separate unit run by an operator, which sets its own rates. Spaces are rented, not sold with apartments, and the plan doesn't promise availability. See deeded parking vs. a license.

Is there a tax abatement?

Not for the apartments. The plan says the condo isn't eligible for 421-a. The sponsor has applied for ICAP tax benefits only for the non-residential units.

Where this comes from: the building's offering plan (CD230339), filed with the New York Attorney General, including its Schedule A price list, Schedule B budgets and building description. Prices are the sponsor's offering prices, not sales. Four amendments have been filed and may change prices or terms. Updated October 2026.

Team

The plan doesn't name an architect or interior designer.

Zoning

Zoning district
R6
Commercial overlay
C1-2

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

Nearby