Lumina
179 20th Street, Brooklyn, NY 11232
Overview
Lumina is a new 26-unit condo in Brooklyn, with 3 commercial units.
- Offering plan: Accepted October 2024 · 378 pages · floor plans on page 215
- Finishes: Hardwood floors, Vissani and Hotpoint appliances and a washer and dryer in each apartment
- Prices: $1,433 a square foot on average, as first offered; $41.4 million in all ($37.6 million when first offered)
- Common charges: $826–$1,470 a month, the sponsor's first-year estimate
- Sponsor: 651 4th Ave LLC, represented by Moritt Hock & Hamroff, LLP; principals John A. Russo, Christopher Pizzirusso, John Pizzirusso and Joseph Pizzirusso
- Neighborhood: Greenwood, Brooklyn
- Subway: 4-minute walk to Prospect Av (R); 6 minutes to 25 St (R)
- Amendments: 5, the latest in September 2026
- Units
- 26 residential · 3 commercial
- Neighborhood
- Greenwood, Brooklyn
- Subway
- 4 min walk to Prospect Av R25 St R, 6 min
- Principals
- John A. Russo, Christopher Pizzirusso, John Pizzirusso, Joseph Pizzirusso
- Average $/sf
- $1,433Homes in Schedule A, as first offered
- Common charges
- $826–$1,470 a monthSponsor's first-year estimate in Schedule A, For the Period of January 1, 2025 to December 31, 2025
- Offering price
- $41.4 million total $37.6 million when first offered
- Floor plans
- Page 215 of the plan
- SubmittedNovember 2024
- AcceptedOctober 2024
- 5 amendments
- First sale
- Latest sale
Units & Prices
Sales
7 of 26homes sold (27%)
From city records (ACRIS), through Aug 31, 2026.
First-Year Budget
From our research: NYC Co-op and Condo Tax Abatement: Is It Worth Paying Prevailing Wage? (Board Calculator)
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Property Taxes
The plan's first-year tax estimate, checked against the city's real bills.
Each home's estimate, city bills and tax breaksSee it free →Compare
| Figure | This building1 | Ainsley228 units · 0.4 miaccepted 2025 | Wanlong321 units · 0.2 miaccepted 2025 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $1.05Highest | $0.51 | $0.73 |
| Average Offering PricePer Apartment | $1.41MIn line | $1.7M | $874,686 |
| Average PricePer Square Foot | $1,433Below peers | $1,563 | $1,468 |
| Average Unit SizeSquare Feet | 981 SFIn line | 1,086 SF | 596 SF |
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.
Closing Costs
The plan lists what a buyer pays at closing.
All 4 closing costs in the plan, with their pagesSee it free →The Building
Amendments
Amendment 4 2026
Plan declared effective as of January 15, 2026, with first closing anticipated February 1, 2026, and common charges reduced per updated budget.
- Plan declared effective January 15, 2026 (4 units = 15.40% of 26 residential units sold)
- First closing anticipated on or about February 1, 2026
- Common charges reduced per Amendment No. 3 budget update (new Schedule A with lower monthly charges)
- Plan valid for six months from amendment filing date, then extension required
- No closing will occur until this fourth amendment is accepted for filing by Department of Law
- Schedule A prices increased for 20 homes (median +12.1%): 2A $1,118,750 → $1,215,000; 2B $1,608,100 → $1,992,000; 3A $1,320,000 → $1,433,000; 3B $1,140,100 → $1,278,000; ...
- Schedule A prices decreased for 6 homes (median -4.7%): 3C $1,003,750 → $958,000; 4C $1,067,300 → $977,000; 5C $1,041,675 → $993,000; 6C $1,046,775 → $997,000; ...
Amendment 3 Oct 9, 2025
Amendment updates first closing date to January 1, 2026, reduces budget, offers rescission rights, and provides FinCEN reporting notice.
- First closing date moved to January 1, 2026
- Temporary Certificate of Occupancy received October 6, 2025
- Budget for Condominium reduced
- Purchasers in contract prior to amendment date offered right to rescind within 15 days
- FinCEN Geographic Targeting Order reporting requirements effective February 28, 2026 for certain cash purchases
- Four residential units currently under contract as of September 11, 2025
- Plan extension for six months from amendment filing date
Amendment 2 Nov 22, 2024
Condominium name changed from 179 20th Street Condominium to LUMINA.
Amendment 1 Nov 19, 2024
Amendment increases prices on several unsold units and provides updated Schedule A with unit pricing and estimated expenses.
- Prices increased for several unsold units; units under contract excluded
- Schedule A updated with new unit prices ranging from $907,350 to $2,149,000
- Monthly common charges range from $686.96 to $1,363.94 depending on unit
- Annual real estate tax estimates range from $9,209.69 to $17,351.18
- Two months common charges required as working capital contribution at closing
Team
- Sponsor
- 651 4th Ave LLC
- Principals
- John A. Russo, Christopher Pizzirusso, John Pizzirusso, Joseph Pizzirusso
- Counsel
- Moritt Hock & Hamroff, LLP
- Tax estimate
- Metropolitan Realty Exemptions, Inc.Prepared the first-year real estate tax projection
- Construction lender
- Preferred Bank$16 million recorded
- General contractor
- New Leaf DevelopmentHeld the general construction permit on DOB NOW job B00578168
- Title agency
- Regal Title Agency, Inc.The sponsor's title company for buyers; you can choose another · Named on p. 90
From our research: What Does a Title Agency Do, and How Do You Pick One for a NYC Condo?
Zoning
- Zoning district
- R8A
- Commercial overlay
- C2-4
- Special district
- Special Enhanced Commercial District 1 (EC-1)
Today's zoning, from city data (PLUTO 26v2).
Nearby
- 179 19th Street Condominiumnext door · 2 units · 2026
- Two Sixteen Condominiumnext door · 6 units · 2025
- 193 22nd Street Condominiumnext door · 3 units · 2025
- Arbor Eighteen Condominium0.1 mi · 73 units · 1 parking · 2018
- 193 23rd Street Condominium0.1 mi · 3 units · 2025
- 201 23rd Street Condominium0.1 mi · 6 units · 2021
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