Bergen Condos in Boerum Hill: What the Offering Plan Says

Updated Oct 12, 2026 · 7 min read

Bergen is a new 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.

In brief: Bergen at 323 Bergen Street is a new seven-story condo in Boerum Hill with 105 apartments, from studios to townhouse and penthouse homes. Its offering plan describes Thermador kitchens, a cellar given over to wellness, fitness and hobby rooms, and 57 licensed parking spaces. What sets it apart: the site was a yellow-cab garage and needed an environmental cleanup, the condo is set to buy an apartment for its resident manager with a mortgage, and buyers pay the transfer taxes.

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.
• The sponsor can rent instead of sell. The plan warns that owner-occupants may never gain control of the board.

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.

At a Glance

• What it is: a new 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.

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.

Amenities

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.

What It Costs to Run

The sponsor projects a first-year budget of about $1.7 million (March 2025 to February 2026). Common charges cover almost all of it, with parking and storage license fees adding about $67,000. A few lines stand out:

Staff is about half the budget. The insurance broker warned the premium could be four times higher if only a partial temporary certificate of occupancy is in place.

Common charges run roughly $400 a month for the smallest studio to about $3,100 for the largest homes. Estimated property taxes are a bit higher than common charges for every unit. Read more on common charges and estimating condo property taxes.

Good to know: a reserve study called for $130,000 in the first year. The budget funds about $36,000, and buyers' closing payments cover the rest. At closing you pay one month of common charges to the working capital fund, one month to the reserve fund, and the resident manager unit contribution (from about $2,000 for a studio to more than $13,000 for a townhouse unit). See the working capital contribution and condo reserve funds.

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.

Who's Behind It

• 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. See other Brooklyn condo developers.

Common Questions

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.