THE CONDO BOOK PROJECT

23 Ocean Parkway Condominium (The Windsor)

23 Ocean Parkway, Brooklyn, NY 11218

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Overview

The Windsor is a new nine-story building at 23 Ocean Parkway in Brooklyn with 98 condos for sale and 33 affordable rentals held by the sponsor as one unit. Its offering plan lists asking prices from about $490,000 to $1.6 million, two rooftop terraces, licensed parking and storage, non-union staff, and a first-year budget of about $1.2 million. The offering plan specifies engineered wood floors, stone kitchen countertops, Lineadecor cabinets, GE appliances, a washer and dryer in each apartment, Phylrich bathroom fittings and a VRF heat pump system for heating and cooling.

  • What it is: a new nine-story building with a cellar, on a lot of about 23,400 sq ft. It has entrances on both Ocean Parkway and Caton Place. The plan expected construction to wrap up around January 2026.
  • Size: 131 apartments in all. 98 are for sale as condos. The other 33 are affordable rentals kept by the sponsor as one unit. There are also 25 parking spaces and 37 storage spaces, plus 3 passenger elevators.
  • Layouts: 6 studios, 47 one-bedrooms, 40 two-bedrooms and 5 three-bedrooms, from about 360 to 1,200 sq ft. Many homes have a private balcony or terrace.
  • Offering prices: about $490,000 for the smallest studio to about $1.6 million for a three-bedroom, or roughly $1,350 per sq ft. These are asking prices, not sales. Parking licenses are $175,000 each and storage licenses $50,000.
  • Common charges: roughly $340 to $1,110 a month, depending on the unit, under the sponsor's first-year projection.
  1. SubmittedDecember 2025
  2. AcceptedJuly 2025
  3. 3 amendments

First-Year Budget

From our research: NYC Co-op and Condo Tax Abatement: Is It Worth Paying Prevailing Wage? (Board Calculator)

Ask Claude or ChatGPT: How do The Windsor's common charges compare with similar buildings? →

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

FigureThis building1Le Parc2132 units · 0.8 miaccepted 2025600 & 610 Dekalb370 units · 3 miaccepted 2025
Common ChargesPer Square Foot / Month$0.93Highest$0.70$0.40
Average Offering PricePer Apartment$1.05MIn line$983,864$1.59M
Average PricePer Square Foot$1,350Above peers$1,305$1,018
Average Unit SizeSquare Feet1,037 SFIn line754 SF1,549 SF
Unit mix, amenities, finishes, utilities and operating costs against Le Parc and 600 & 610 DekalbUnlock the rest with a free account
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 buyer pays the NYC and NY State transfer taxes, which a seller usually pays.

All 5 closing costs in the plan, with their pagesSee it free →

The Building

Finishes

Kitchens

Appliances are GE throughout: a refrigerator, an electric range, a dishwasher and a microwave. The hood is a Faber insert. Cabinets are by Lineadecor and counters are 3/4-inch stone. The sink is Kohler. The sponsor can swap in equal or better brands. For context, see kitchen appliance brands in NYC condos.

Bathrooms

Primary baths get a Duravit toilet, a Kohler sink, Phylrich fittings and a custom tiled shower. See bathroom brands in NYC luxury condos.

Floors and Windows

  • Floors: engineered white European oak, 1/2 inch thick with a clear finish.
  • Windows: insulated, laminated glass with low-E coating and argon fill.

Laundry, Heating and Cooling

  • Laundry: every home gets a stacked GE washer and ventless electric dryer. There's no shared laundry room. See washer-dryers in NYC condos.
  • Heating and cooling: each home has its own electric VRF heat pump system. See NYC condo heating and cooling systems.
  • Utilities: you pay Con Edison directly for your apartment's electricity. Water and hot water are shared costs inside common charges.

Amenities, Staffing & Transportation

  • Roof: two rooftop terraces of about 4,700 and 4,100 sq ft.
  • First floor: a courtyard of about 3,000 sq ft, a business room of about 900 sq ft, and a room of about 1,250 sq ft the plan calls a gym in one place and a business room in another.
  • Second floor: a shared terrace of about 670 sq ft.
  • Cellar: a game room of about 1,400 sq ft, a kids' playroom, a private dining room you can reserve, a dog wash and bike storage for 66 bikes.

Good to know: there's no pool. The sponsor has up to 24 months after the first closing to finish the shared spaces, with no credit to owners in the meantime. Compare with amenities by building size.

Tip: parking is in the cellar, with two EV chargers. Two pairs of spaces are tandem and sold together. Spare spaces can be rented to non-residents, but a resident who asks in writing gets priority. Read more on deeded vs. licensed parking and condo storage.

Staffing and Services

The plan budgets for a contracted, non-union staff:

  • 2 full-time concierges
  • 2 full-time porters
  • 1 full-time superintendent

Two full-time concierges cover about 80 hours a week, so the desk won't be staffed around the clock. Monarch Realty Group is the managing agent. See where condo common charges go for context.

Location & Transportation

  • Neighborhood: Windsor Terrace, Brooklyn
  • Subway: 6 min walk to Fort Hamilton Pkwy F G; Church Av F G, 14 min
Amenities, Staffing & TransportationSee it free →

Fine Print

What's Specific to It

  • One owner holds about a quarter of the vote. The 33 affordable (Mandatory Inclusionary Housing) apartments form a single "MIH Unit" the sponsor keeps and rents. It has about 25.9% of the common interest, so its owner can sway board elections and votes even after sponsor control ends.
  • Your charges can cover its shortfall. If the MIH Unit's rents don't cover its costs, its share of common charges can be cut and the difference spread over the other owners. The sponsor says it won't use this in the first year.
  • A built-in board seat. After the sponsor steps back, the board has three members: one picked by the MIH Unit owner and two elected by owners.
  • Contracted, non-union staff. The condo won't have its own payroll. A third-party company supplies two concierges, two porters and a superintendent.
  • Parking and storage are licenses. 25 parking spaces and 37 storage spaces are sold separately as licenses, and the sponsor keeps the proceeds.

Listing photos of The Windsor show 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.

Fine Print Worth Knowing

  • Sponsor control. The sponsor names the whole board until 30 days after every unit sells or five years after the first closing, whichever comes first.
  • Insurance risk. If the building opens on a partial temporary certificate of occupancy, the plan says insurance could cost four times as much. That would mean about a 20% jump in common charges or a special assessment.
  • No sponsor warranty. The building is over five stories, so the state's new-home warranty doesn't apply. The sponsor doesn't warrant workmanship or appliances, though it must still build to code and the plans. See new construction warranties and punch lists.
  • Costs not in the budget. Facade inspections under Local Law 11 aren't budgeted. The plan estimates about $5,000 per inspection, plus any repairs.
  • Sponsor's history. The plan discloses that the sponsor's principal, Abraham Leifer, was a member of two entities that filed for Chapter 11 bankruptcy in 2023 and 2024. The plan says this won't affect the offering.
  • Contract terms. Your purchase isn't contingent on getting a mortgage, you waive a jury trial, and you can't assign your contract without the sponsor's consent.

FAQ

How much are condos at The Windsor?

The sponsor's offering prices run from about $490,000 for a studio to about $1.6 million for a three-bedroom, roughly $1,350 per sq ft. These are asking prices, not sales.

How much are common charges at 23 Ocean Parkway?

Under the sponsor's first-year projection, roughly $340 to $1,110 a month depending on the unit, with estimated property taxes of about $415 to $1,370 a month on top.

Are there affordable apartments in the building?

Yes. 33 apartments are affordable rentals under the city's Mandatory Inclusionary Housing rules. The sponsor keeps them as one condo unit with about 26% of the vote and a guaranteed board seat after sponsor control ends.

Where this comes from: the building's offering plan (CD240314), filed with the New York Attorney General, including its Schedule A price list and Schedule B first-year budget. Prices are the sponsor's offering prices, not sales. Updated October 2026.

Team

The plan doesn't name an interior designer; yoreevo.com reports Cat O'Brien Collective.

Zoning

Zoning district
R7A
Commercial overlay
C2-4
Special district
Special Ocean Parkway District (OP)

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

Nearby

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The Condo Book Project Are The Windsor's common charges high for the area? Yes, they're on the high side. The Windsor budgets $0.93 per square foot a month, against a $0.58 median for the 10 most similar Brooklyn plans.Schedule A Do you want to see the list of similar buildings?