608 Ocean Avenue Condominium (urban32)
608 Ocean Avenue, Brooklyn, NY 11226
Overview
Urban32 is a new 32-unit condo in Brooklyn, with 7 parking units.
- Offering plan: Accepted March 2025 · 376 pages · floor plans on page 36
- Prices: $1,163 a square foot on average, as first offered; $22.5 million in all ($19.4 million when first offered)
- Common charges: $197–$538 a month, the sponsor's first-year estimate
- Sponsor: 608 Ocean LLC, represented by The Law Office Of Jay Lichtman, PC; principals Boris Tansky and Oleg Krasnitskiy
- Subway: 5-minute walk to Church Av (B, Q); 10 minutes to Beverley Rd (Q)
- Amendments: 3, the latest in June 2026
- Units
- 32 residential · 7 parking
- Subway
- 5 min walk to Church Av B QBeverley Rd Q, 10 min
- Principals
- Boris Tansky, Oleg Krasnitskiy
- Average $/sf
- $1,163Homes in Schedule A, as first offered
- Common charges
- $197–$538 a monthSponsor's first-year estimate in Schedule A, July 1, 2025 - June 30, 2026
- Offering price
- $22.5 million total $19.4 million when first offered
- Floor plans
- Page 36 of the plan
- SubmittedJuly 2025
- AcceptedMarch 2025
- 3 amendments
- First sale
- Latest sale
Units & Prices
Sales
17 of 32homes sold (53%)
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)
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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 | Calvert House249 units · 1.1 miaccepted 2025 | Wanlong321 units · 1.9 miaccepted 2025 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $0.62Lowest | $0.75 | $0.73 |
| Average Offering PricePer Apartment | $688,322Lowest | $940,306 | $874,686 |
| Average PricePer Square Foot | $1,163In line | $1,110 | $1,468 |
| Average Unit SizeSquare Feet | 592 SFSmaller | 847 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 2 closing costs in the plan, with their pagesSee it free →The Building
Amendments
Amendment 3 Jun 9, 2026
Third amendment updates occupancy status, finances, and unsold unit details for the 608 Ocean Avenue condominium.
- First unit closing occurred November 26, 2025
- Condominium Declaration recorded September 19, 2025
- Temporary Certificates of Occupancy issued November 5, 2025, January 7, 2026, and April 29, 2026
- Final Certificate of Occupancy anticipated by August 1, 2026
- $5,000 in escrow held at Chase Bank for completion work
- 19 residential unsold units and 2 parking unsold units remain
- Working capital account of $18,000.00 and reserve account of $9,750.00 established at Bank of America
- Offering plan term extended 6 months from amendment date
Amendment 2 Aug 19, 2025
Amendment revises projected real estate taxes for the first year of condominium operation and extends the offering plan term by six months.
- Projected 2026/2027 tax liability: $309,850 on $2,478,797 assessed value at 12.500% rate
- Building eligible for Section 421-a partial tax exemption with AV cap of $107,435.10 per unit
- 421-a exemption retroactively applied to July 1, 2017; 2025-2026 is 9th year of 15-year exemption period
- First year estimated tax with 421-a benefits: $4,506 (based on $36,045 prior assessed value)
- Exemption expires June 30, 2032; reduces to 80% in year 12 (2028-2029) and decreases 20% annually thereafter
- Offering plan term extended six months from amendment date
- Schedule A attached with estimated real estate taxes for all units
Amendment 1 Jul 15, 2025
The amendment corrects the handicapped parking space designation, updates sponsor preferred mortgagees contact information, declares the plan effective, and extends the term by six months.
- Handicapped parking space redesignated from P6 to P5
- Sponsor's Preferred Mortgagees updated: Valley Bank and Guaranteed Rate, Inc.
- Plan declared effective as of July 15, 2025 with five units under executed Purchase Agreements
- Term of Plan extended for six months from amendment date
- Financing Contingency Rider attached with updated lender disclosures
Team
- Sponsor
- 608 Ocean LLC
- Principals
- Boris Tansky, Oleg Krasnitskiy
- Tax estimate
- MGNY ConsultingPrepared the first-year real estate tax projection
- Construction lender
- Ponce Bank$8.85 million recorded
- Buyer's lender
- U.S. BankThe sponsor's preferred mortgage lender; you can use another, though the mortgage contingency is offered through the sponsor's lender · Named on p. 242
From our research: What Does a Title Agency Do, and How Do You Pick One for a NYC Condo?
Zoning
- Zoning district
- R7A
Today's zoning, from city data (PLUTO 26v2).
Nearby
- 567 Ocean Condominiumnext door · 108 units · 54 parking · 2019
- 26 East 19th Street Condominiumnext door · 26 units · 2018
- 15 East 19th Street Condominium0.1 mi · 33 units · 2018
- 232 East 18th Street Condominium0.2 mi · 29 units · 8 parking · 2021
- Presidio Condominium0.2 mi · 20 units · 2017
- 54 Martense Street Condominium0.3 mi · 8 units · 2021
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