Hong Ye Condominium
146-10 35th Avenue, Queens, NY 11354
Overview
Hong Ye is a 22-unit condo in Queens, with 7 parking units and 1 commercial unit.
- Offering plan: Accepted July 2023 · 321 pages
- Finishes: Quartz kitchen countertops, Whirlpool and GE appliances, Delta bathroom fittings and split-system units for heating and cooling
- Prices: $1,015 a square foot on average, as first offered; $15.7 million in all ($13.9 million when first offered)
- Utilities: Electricity, gas, heat and cooling paid by the owner; water and sewer in the common charges p. 52
- Sponsor: E Home Real Estate 2 LLC, represented by Lawrence Lixin Yang, P.C.; principals Steve S. Cheung
- Neighborhood: Murray Hill, Queens
- Subway: 17-minute walk to Flushing-Main St (7)
- Amendments: 5, the latest in July 2025
- Units
- 22 residential · 7 parking · 1 commercial
- Neighborhood
- Murray Hill, Queens
- Subway
- 17 min walk to Flushing-Main St 7
- Principals
- Steve S. Cheung
- Average $/sf
- $1,015Homes in Schedule A, as first offered
- Offering price
- $15.7 million total $13.9 million when first offered
- Floor plans
- Pages 201–234 of the plan
- AcceptedJuly 2023
- 5 amendments
- First sale
- Latest sale
Units & Prices
Sales
15 of 23 units sold (65%)
$8.05 millionin sales
$809/SFaverage sale price
March 2024 – September 2026first to latest sale
| Unit | Sold | Price |
|---|---|---|
| 5A | Sep 10, 2026 | $706,000 |
| 6B | Aug 24, 2026 | $590,585 |
| 5C | Sep 3, 2024 | $486,720 |
| 7A | Aug 20, 2024 | $967,338 |
| 5B | Jul 30, 2024 | $490,776 |
| 2B | Jun 20, 2024 | $430,708 |
| 4D | Jun 20, 2024 | $464,412 |
| 3A | Jun 19, 2024 | $456,300 |
| 3B | Jun 19, 2024 | $436,020 |
| 4C | Jun 19, 2024 | $560,038 |
| 2A | May 17, 2024 | $459,200 |
| 4A | May 17, 2024 | $499,168 |
| 6A | Apr 17, 2024 | $580,403 |
| 2D | Apr 5, 2024 | $425,880 |
| 5D | Mar 25, 2024 | $496,860 |
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 21 homes.
Checked against the first full year's bill for 21 homes: 21 paid more. The typical home paid 74% more than estimated.
| Home | Plan's estimate | First year | Current |
|---|---|---|---|
| 1A | $6,877 | $11,746FY2025 | $13,128FY2026 |
| 2A | $4,467 | $7,754FY2025 | $7,775FY2026 |
| 2B | $4,383 | $7,609FY2025 | $7,629FY2026 |
| 2C | $2,781 | $4,827FY2025 | $4,840FY2026 |
| 2D | $3,163 | $5,492FY2025 | $5,507FY2026 |
| 3A | $4,216 | $7,320FY2025 | $7,340FY2026 |
| 3B | $4,383 | $7,609FY2025 | $7,629FY2026 |
| 3C | $2,782 | $4,831FY2025 | $4,844FY2026 |
| 3D | $2,999 | $5,206FY2025 | $5,220FY2026 |
| 4A | $4,216 | $7,320FY2025 | $7,340FY2026 |
| 4B | $4,383 | $7,609FY2025 | $7,629FY2026 |
| 4C | $2,782 | $4,831FY2025 | $4,844FY2026 |
| 4D | $2,999 | $5,206FY2025 | $5,220FY2026 |
| 5A | $4,216 | $7,340FY2026 | |
| 5B | $4,383 | $7,629FY2026 | $7,629FY2026 |
| 5C | $2,782 | $4,844FY2026 | $4,844FY2026 |
| 5D | $2,999 | $5,206FY2025 | $5,220FY2026 |
| 6A | $4,216 | $7,320FY2025 | $7,340FY2026 |
| 6B | $4,383 | $7,629FY2026 | |
| 6C | $2,786 | $4,836FY2025 | $4,849FY2026 |
| 6D | $3,002 | $5,212FY2025 | $5,226FY2026 |
| 7A | $8,667 | $15,088FY2026 | $15,088FY2026 |
| 7B | $9,336 | $16,208FY2025 | $16,252FY2026 |
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.
Closing Costs
The buyer pays the NYC and NY State transfer taxes, which a seller usually pays.
- Sponsor's counsel fee
- $1,500.00 for a residential unit or a parking space unit (if carried out as an independent transaction), and $2,000.00 for a commercial and/or community facility unitPaid by the purchaser to the sponsor's attorneys for the closingp. 46
- Counsel's extra charges
- 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. 47
- Working capital
- “one (1) month's common charge”Contribution to the condominium's working capital fundp. 10
Not listed: title insurance, mortgage tax, lender fees, mansion tax.
The Building
Amendments
Amendment 5 Jul 14, 2025
Fifth amendment extends the offering plan term with no changes to common charges or individual expenses.
- Budget for July 1, 2025 to June 30, 2026 shows no increase or decrease in common charges or individual expenses
- Sponsor owns 44.6210% of condominium interest
- Sponsor's estimated aggregate monthly common charges: $4,748.87
- Sponsor's estimated aggregate monthly real estate taxes for tax year 2025/2026: $3,671.12
- No financial obligations to condominium due within 12 months other than common charges
- No units held by sponsor are subject to mortgage
- Sponsor current on all financial obligations
Amendment 3 May 9, 2024
Post-closing amendment extending the offering plan term and correcting Unit 6C's price.
- Offering plan term extended by six months from filing date
- Unit 6C offering price corrected to $518,000.00
- First unit closed March 25, 2024
- Temporary Certificate of Occupancy renewed May 29, 2024; Final Certificate expected by end of September 2024
- Three residential units and two parking spaces closed; 19 residential units, one community facility unit, and three parking spaces remain unsold
- $5,000.00 escrowed for final occupancy work
Amendment 2 Dec 8, 2023
Sponsor declares the offering plan effective after 4 units (17.39% of total) were purchased by bona fide purchasers.
- Offering plan declared effective by E Home Real Estate 2 LLC on December 8, 2023
- Four units in contract: 5D, 2D, 2B, and 6A at 146-10 35th Avenue
- No closings will occur until this amendment is accepted by the New York State Attorney General
Amendment 1 Sep 13, 2023
Offering prices for 22 residential units, 1 community facility unit, and 5 parking spaces have been changed.
- Unit 2C price raised from $487,000.00 to $518,000.00
- Unit 3D price raised from $517,000.00 to $528,000.00
- Unit 4D price raised from $517,000.00 to $528,000.00
- Unit 5D price raised from $517,000.00 to $528,000.00
- Unit 6D price raised from $517,000.00 to $528,000.00
- Unit 6C price lowered from $487,000.00 to $487,000.00
- Unit 7A price lowered from $1,500,000.00 to $980,000.00
- Unit 7B price lowered from $1,676,000.00 to $990,000.00
Team
- Sponsor
- E Home Real Estate 2 LLC
- Principals
- Steve S. Cheung
- Counsel
- Lawrence Lixin Yang, P.C.
- Tax estimate
- LAWRENCE LIXIN YANG, P.C.Prepared the first-year real estate tax projection
- Construction lender
- Popular Bank
- Property report
- Lu Ning Architecture PLLCPrepared the plan's description of the property and its condition · Named on p. 132
Zoning
- Zoning district
- R7-1
Today's zoning, from city data (PLUTO 26v2).
Nearby
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- Murray Hill Mansionnext door · 57 units · 34 parking · 2019
- 146 Northern Condominiumnext door · 30 units · 1 parking · 2022
- Northernnext door · 34 units · 1 parking · 2020
- Northern 146 Condominiumnext door · 44 units · 22 parking · 2025
- Grandview Commons Condominiumnext door · 55 units · 28 parking · 2018