THE CONDO BOOK PROJECT

Bergen

323 Bergen Street, Brooklyn, NY 11217

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Overview

Bergen is a seven-story, 105-unit condo on Bergen Street in Boerum Hill, built on a former yellow-cab garage. Its offering plan details Thermador kitchens, a cellar full of amenity rooms, 57 licensed parking spaces, and a resident manager's apartment that owners will eventually have to buy. The offering plan specifies stone kitchen countertops, white oak millwork cabinets, Thermador appliances, a washer and dryer in each apartment, CAE bathroom fittings and a VRF heat pump system for heating and cooling.

  • What it is: a building with a cellar and seven floors on Bergen Street between Third and Fourth Avenues. The rear yard faces Dean Street. The plan expected construction to be substantially done around March 2025.
  • Size: 105 apartments, 57 licensed parking spaces, 63 licensed storage spaces and 118 licensed bike spaces. Four passenger elevators, two in each wing.
  • Layouts: studios, one- to three-bedroom apartments, ground-floor townhouse units with patios and gardens, and penthouses on the sixth and seventh floors. Many middle-floor homes have balconies.
  • Offering prices: in the original price list, homes ran from about $700,000 for a studio to about $6.75 million. These are asking prices, not sales. Later amendments raised the total offering from about $265.6 million to about $271.1 million.
  • Common charges: roughly $400 to $3,100 a month, depending on the unit, under the sponsor's first-year projection.
  1. SubmittedFebruary 2024
  2. AcceptedJanuary 2024
  3. 13 amendments
  4. First sale
  5. Latest sale

Sales

94 of 105homes sold (90%)
Every sale: 94 homes, with price and dateSee it free →

From city records (ACRIS), through Sep 30, 2026.

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 Bergen'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 →

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

Most apartments get Thermador appliances: a gas cooktop (30 or 36 inches), wall oven, speed oven, microwave drawer, dishwasher, refrigerator and wine refrigerator. Some layouts get separate Thermador fridge and freezer columns. Hoods are Faber. Studios get Bosch appliances and an LG microwave. Cabinets are white oak with natural stone counters. For context, see kitchen appliance brands in NYC condos and gas vs. induction stoves.

Bathrooms

Fixtures are CAE with Muye toilets. Primary baths get marble walls, vanity tops and shower stalls. Secondary baths use natural stone and ceramic tile with terrazzo tub decks. Powder rooms get marble and wood wall panels.

Floors, Laundry, Heating and Cooling

  • Floors: white oak engineered wood, ¾ inch thick, over a rubber underlayment.
  • Laundry: every home has a washer and dryer, mostly Bosch. There's no shared laundry room.
  • Heating and cooling: Daikin VRF electric heat pumps in each home. Gas is used for cooking and hot water.
  • Electricity: each home is submetered, so you pay for your own power. The engineer estimated about $4.23 per square foot a year.

Compare with heating and cooling systems in NYC condos.

Listings: Bergen, 323 Bergen Street on StreetEasy

Amenities, Staffing & Transportation

Most of the shared space is in the cellar:

  • Cellar: a wellness center with a tearoom, treatment room, meditation and stretching rooms, sauna, spa and steam room. Also a fitness room, boxing, yoga and Pilates studios, a children's playroom, ceramic and art studios, podcast recording rooms, a pet spa, a music room and a media and karaoke room.
  • First floor: a library and a conference room.
  • Third and fourth floors: a drawing room, a game room, and a parlor with a terrace.
  • Rear yard: a landscaped garden with water features, reached from the lobby.

Good to know: some penthouses have private plunge pools on their roof terraces. There's no shared pool. The plan caps occupancy across the shared recreation spaces at 74 people. The budget sets aside about $26,000 for trainers and teachers in the amenity rooms.

Tip: amenities may not all be ready at the first closing. The sponsor commits to finishing them within 24 months, with no credit to buyers in the meantime. See private outdoor space in NYC condos.

Staffing and Services

The plan projects this staff, all supplied through the managing agent's service contract rather than a condo payroll:

  • 4 full-time concierges
  • 4 full-time porters and 1 part-time porter
  • 1 live-in superintendent, who also serves as the garage's parking attendant

The budget also includes a virtual concierge service. See where condo common charges go for context.

Transportation

  • Subway: 4 min walk to Atlantic Av-Barclays Ctr 2 3 4 5 B D N Q R; Bergen St 2 3, 7 min
  • Parking: 57 parking units in the plan
Amenities, Staffing & TransportationSee it free →

Amendments

Amendment 10 Mar 4, 2026

This amendment extends the offering plan term by 12 months and provides updated disclosures on unsold units, budget, board members, and certificate of occupancy status.

  • 25 units remain unsold as of amendment submission: TH101W, 106W, 108W, TH114E, TH115E, TH116E, 118E, 119E, 120E, 121E, 202W, 217E, 218E, 219E, 305W, PH601W, PH603W, PH604W, PH605E, PH607E, PH608E, PH701W, PH705E, PH706E, PH707E, PH708E
  • Temporary Certificate of Occupancy issued August 8, 2025, renewed, currently expires August 2, 2026
  • Sponsor expects permanent Certificate of Occupancy by end of 2026, but cannot guarantee
  • Aggregate monthly common charges for unsold units: $47,944.92
  • Aggregate monthly property taxes for unsold units: $71,443.16
  • First Year budget projects $1,731,561.13 in common charges income and matching operating expenses
  • Compass retained as exclusive selling agent at 110 Fifth Avenue, New York
  • Offering plan term extended 12 months from amendment filing date

Amendment 9 Mar 2, 2026

Prices updated for 5 units: TH 115 E, 218 E, PH 607 E, PH 608 E, and PH 706 E.

  • TH 115 E price changed to $2,700,000.00
  • 218 E price changed to $699,000.00
  • PH 607 E price changed to $5,650,000.00
  • PH 608 E price changed to $5,495,000.00
  • PH 706 E price changed to $4,625,000.00
  • Schedule A prices increased for 75 homes (median +4.5%): TH101W $4,500,000 → $4,750,000; TH103W $3,000,000 → $3,150,000; TH104W $4,500,000 → $4,750,000; 105W $1,125,000 → $1,175,000; ...
  • Schedule A prices decreased for 13 homes (median -9.2%): 218E $700,000 → $699,000; 219E $2,950,000 → $2,925,000; PH601W $5,800,000 → $5,350,000; PH603W $6,750,000 → $5,850,000; ...

Amendment 8 Jan 14, 2026

Prices updated for 27 units across multiple floors.

  • Unit TH 101 W price $4,750,000.00
  • Unit PH 603 W price $5,850,000.00
  • Unit PH 608 E price $5,850,000.00
  • Unit 106 W price $1,150,000.00
  • Unit 219 E price $2,925,000.00
  • Unit 305 W price $3,400,000.00
  • Unit 317 E price $3,300,000.00
  • Three storage units (S25, S29, S55) priced at $25,000.00 each

Amendment 7 Oct 29, 2025

This amendment discloses post-closing events, corrects building system specifications, updates 19 unit prices, adds two selling agents, and extends the offering term by six months.

  • First Unit Closing (Unit 318E) occurred August 5, 2025
  • Temporary Certificate of Occupancy issued August 8, 2025, expires November 2, 2025
  • $50,000.00 posted to guarantee permanent Certificate of Occupancy
  • Parking spaces P33, P34, P35, P36 are limited-height stackers for sedans only
  • Composite cover system is 8 inch thick mat foundation slab
  • 19 units repriced from $1,175,000 (Unit 105W) to $6,400,000 (Unit PH607E)
  • Compass and Serhant LLC retained as additional selling agents for four units
  • Offering term extended six months from amendment filing date

Amendment 6 Apr 7, 2025

Construction timeline updated to May 2025 completion, floor plans revised for on-site conditions, closing contributions reallocated to Working Capital Fund only, 57 units repriced, and offering term extended six months.

  • New construction substantially completed expected May 2025
  • Floor plans revised for cellar, parking, and 40+ residential units
  • Closing contributions changed from split Working Capital/Reserve Fund to all Working Capital Fund (two months' common charges)
  • 57 units repriced, ranging from $22,500 to $5,300,000
  • Appliance specifications updated with manufacturer models
  • Post Approval Amendments filed with DOB March 26, 2025
  • Offering term extended six months from amendment filing date

Amendment 5 Jan 28, 2025

Prices of 5 unsold units changed.

  • Unit 207W price set to $2,950,000.00
  • Unit 219E price set to $3,000,000.00
  • Unit 317E price set to $3,350,000.00
  • Unit 305W price set to $3,400,000.00
  • Unit 405W price set to $3,450,000.00

Amendment 4 Jan 14, 2025

Prices of two units adjusted.

  • Unit 112E price set to $3,650,000.00
  • Unit PH708 E price set to $5,150,000.00

Amendment 3 Dec 5, 2024

Amendment revises floor plans to match DOB-approved building plans, updates appliance model numbers, declares the plan effective, extends the offering term, and sets new unit and storage space prices.

  • Plan declared effective: 16 units (15% of total) purchased by bona fide purchasers
  • Floor plans revised for all units to match DOB-approved plans, including fixture locations, wall configurations, and window/door adjustments
  • Bike storage reduced from 75 bicycle spaces to 68 spaces; 25 bicycle racks removed and replaced with 7 storage spaces
  • Samsung dryer model numbers updated to newer models (DVE45T6000W electric, DVG45T6000W gas)
  • Unit prices changed for 71 residential units, ranging from $750,000.00 to $6,450,000.00
  • Licensed storage space prices updated, ranging from $15,000.00 to $77,500.00
  • Offering term extended by six (6) months from amendment filing date

Amendment 2 May 29, 2024

Prices updated for 10 residential units and 47 parking spaces; bathroom count corrections made to 5 units; parking spaces P41-P57 converted to deeded parking units with new rules.

  • Prices changed for units 112E, 203W, 303W, 308W, 320E, 403W, 415E, 507W, 508W, 520E
  • Parking spaces P41-P57 now offered as deeded parking units instead of licensed spaces
  • Bathroom count corrected on Schedule A for units TH101W, TH104W, PH601, PH603, PH702
  • Handicapped parking designation added to P44, P45, P48 with trade/sale rights for handicapped residents
  • Parking unit rental restricted to 1 week to 1 month periods for non-occupants
  • Occupants have right of first refusal to rent parking units before non-occupants

Amendment 1 Feb 22, 2024

First amendment modifies financing, property taxes, energy budgets, unit prices, architectural details, and adds air rights and metering provisions.

  • Financing changed to Valley National Bank
  • Prices updated for 38 units and bike storage ($1,500)
  • Property tax projections updated to February 14, 2024 letter; 2025/2026 assessed value $20,000,000, tax liability $2,500,400
  • Electric metering by Quadlogic Controls Corporation with anticipated $5 monthly sub-meter fee
  • Kitchen layouts revised in 22 units; finishes and appliances updated
  • Schedule B-1 energy costs and occupancy projections revised by Monarch Realty Group
  • Closing counsel fees for Licensed Space Agreement set at $1,500 ($500 if with unit closing)
  • Air rights agreement for 4,200 sq ft acquired from 345 Bergen Condo LLC
What each amendment changed, line by lineSee it free →

Fine Print

What's Specific to It

  • A former taxi garage. The lot was a garage and service center for a yellow-cab company. Testing found petroleum-related chemicals, so the building sits on a mat foundation with a vapor barrier and an active sub-slab venting system.
  • Owners will buy the manager's apartment. Unit 202W is set to be sold to the condo for $1,675,000 around the end of sponsor control. Until then the condo rents it from the sponsor for about $140,000 a year.
  • An extra closing payment for that unit. Each buyer pays a "resident manager unit contribution" at closing, on top of the usual working capital and reserve payments.
  • Lots of parking for Brooklyn. 57 licensed spaces in the cellar, listed at about $175,000 to $275,000 each in the original plan.
  • Buyers pay the transfer taxes. The purchase agreement shifts the city and state transfer taxes, and the mansion tax where it applies, from the sponsor to you.

Listing photos of Bergen can show you the rooms. 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

  • Manager's apartment mortgage. The plan expects the board to put down about $687,000 from buyer contributions and borrow about $1.09 million. At an assumed 9% rate that's about $110,000 a year, with a balloon payment of about $900,000 at maturity. If the board doesn't close within 90 days after sponsor control ends, the sponsor can sell or rent the unit to someone else.
  • Environmental limits. The site keeps an E-designation for hazardous materials. Groundwater use, farming and vegetable gardening on the site are banned.
  • Lot line windows. Units 305W, 405W, 505W, PH603W and PH703W have fixed lot line windows protected by sprinklers. The plan gives no promise they'll stay open to light and air.
  • Parking open to outsiders. Spaces go to owners first, but extra spaces can be offered to the public.
  • Short defect windows. You must report patent defects in writing within six months of closing and latent defects within 12 months.
  • Contract terms. You waive a jury trial, your purchase isn't contingent on financing, and you can't list your home for sale or rent until the sponsor sells its last unit or a year passes after closing, whichever comes first.

The building is not a landmark or in a historic district. For more on warranties, see new construction warranties and punch lists.

FAQ

Does Bergen at 323 Bergen Street have parking?

Yes. There are 57 licensed spaces in the cellar, priced at about $175,000 to $275,000 in the original plan, with a monthly license fee of $75. A license isn't a deeded unit. See deeded vs. licensed parking.

How much are common charges at Bergen?

Under the sponsor's first-year projection, roughly $400 to $3,100 a month depending on the unit, with estimated property taxes a little higher on top.

Who is the developer of 323 Bergen Street?

The sponsor is Bergen Owner LLC, led by Shlomo Avdoo and Yosi Cohen. Avdoo & Partners Development is the development company named in the plan's engineering letters.

Where this comes from: the building's offering plan (CD230157), 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

  • Sponsor: Bergen Owner LLC. Its principals are Shlomo Avdoo and Yosi Cohen. Engineering letters in the plan are addressed to Avdoo & Partners Development LLC at the sponsor's office.
  • Architect: GF55 Architects LLP
  • Managing agent: Monarch Realty Group, on a one-year agreement at $66,000 a year
  • Selling agent: none. The sponsor uses an in-house marketing team.
  • Sponsor's counsel: Marans Newman Tsolis & Nazinitsky LLC
  • Construction lender: Bank Leumi USA

The plan doesn't name an interior designer; cityrealty.com reports Workstead. See other NYC condo developers.

Zoning

Zoning district
R7B

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

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The Condo Book Project Are Bergen's common charges high for the area? Yes, they're on the high side. Bergen budgets $0.99 per square foot a month, against a $0.45 median for the 10 most similar Brooklyn plans.Schedule A Do you want to see the list of similar buildings?
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