Rowan II Condos at 21-11 31st Street: What the Offering Plan Says

Updated Oct 12, 2026 · 7 min read

Rowan II is a new seven-story, 90-unit condo in Astoria, Queens. Its offering plan details all-electric homes with Miele kitchens, a small pool and first-floor amenities, a virtual doorman instead of staff, a lobby shared with Rowan I next door, and a lean first-year budget.

In brief: Rowan II at 21-11 31st Street is a new seven-story building in Astoria with 90 condo apartments, 15 storage cages and 2 commercial units. Its offering plan describes mostly one- and two-bedroom homes with Miele kitchens and in-unit laundry, a small pool and a set of first-floor amenities. What sets it apart: the front desk is a virtual doorman, the lobby is shared with Rowan I next door through a homeowners association, the site is being cleaned up from a former dry cleaner, and the sponsor can keep control of the board by renting rather than selling.

What's Specific to It

• A shared lobby with Rowan I. Rowan II connects to its sister building at 21-21 31st Street through a shared lobby. A homeowners association runs the lobby, entry plaza, rear courtyard, garage hallway and a lounge in Rowan I. Rowan II pays about 62% of the cost, roughly $80,000 in the first year.
• A virtual doorman, not a staffed desk. The lobby is covered 24/7 by a virtual doorman. The only staff in the budget is one non-resident superintendent.
• Environmental cleanup. A former dry cleaner contaminated the soil, groundwater and soil vapor. The city's Office of Environmental Remediation approved a cleanup plan, and the building gets a vapor barrier and an active sub-slab depressurization system. The first closing can't happen until the city signs off.
• The sponsor may never give up control. The sponsor only has to sell 14 of the 90 homes to declare the plan effective, and it keeps the right to rent the rest. Owner-occupants may never control the board.
• A small pool with short hours. The sub-cellar pool is about 600 sq ft, holds up to 12 swimmers and is planned to open three hours a day, 2 to 5 PM.

Listing photos of Rowan II can show you 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.

At a Glance

• What it is: new ground-up construction on the corner of 21st Avenue and 31st Street, with seven floors above a cellar and sub-cellar. The sponsor expects the first closing around July 1, 2027, with no guarantee.
• Size: 90 apartments on floors 1 to 7, 15 storage cages and 2 commercial units the sponsor isn't selling for now. The plan was accepted for filing on March 17, 2026.
• Layouts: 55 one-bedrooms (about 520 to 650 sq ft), 32 two-bedrooms (about 790 to 1,050 sq ft) and 3 three-bedrooms (about 1,290 to 1,545 sq ft). Many homes have terraces.
• Offering prices: about $815,000 to $2.75 million, or about $1,560 per interior square foot on average. One-bedrooms run about $815,000 to $1 million. These are asking prices, not sales.
• Common charges: roughly $310 to $970 a month, depending on the unit, under the sponsor's first-year projection.

Finishes

Kitchens

Kitchens are all Miele (or similar): a 30-inch counter-depth refrigerator, a 30-inch electric cooktop, a 30-inch wall oven, a range hood and a 24-inch panel-ready dishwasher. Counters and backsplashes are quartz. There's no gas cooking. See gas vs. induction stoves in NYC condos.

Bathrooms

Fixtures are Kohler (or similar): wall-mounted toilets, polished chrome faucets and brushed nickel shower fittings. Some baths get a tub. Bathroom floors are tile with Nuheat radiant floor heat. Vanity counters are quartz.

Floors, ceilings and windows

• Floors: engineered oak in a chevron pattern from Terra Legend in living rooms, bedrooms and kitchens.
• Ceilings: about 9'6" or higher in living rooms and bedrooms, and about 8 feet in foyers, kitchens and baths.
• Windows: thermally broken aluminum frames with double-pane, gas-filled glass.

Laundry, heating and cooling

• Laundry: every home has a washer and dryer. The plan names a Bosch ventless combo in one place and a stacked Miele pair in another, both "or similar."
• Heating and cooling: an electric VRF heat pump system with ceiling air handlers in each home. An energy recovery ventilator brings in fresh air.
• Hot water: each home has its own 40-gallon A.O. Smith electric water heater in an in-unit mechanical room.
• Electricity: you pay for your own apartment's power, including the water heater.

Compare with NYC condo heating and cooling systems and in-unit washers and dryers.

Amenities

• Sub-cellar: a swimming pool of about 600 sq ft for up to 12 bathers, with a lifeguard and pool operator on duty during its three daily hours.
• First floor: a gym, kids' room, yoga room, business lounge, golf simulator and an outdoor terrace.
• Shared with Rowan I: the residential lobby, front entry plaza, rear courtyard and the lounge in Rowan I.
• Bike rooms: one in the cellar and two on the first floor, first come, first served.

Good to know: amenities are for residents and their guests, and you have to be with your guests. The board can set hours and charge usage fees. Some amenities may take up to about 12 months after the first closing to open.

Tip: the 15 storage cages are sold as separate deeded units, from $25,000 each. See condo storage: buy, rent or included.

Staffing and Services

The staffing plan is light:

• 1 full-time, non-resident superintendent, non-union, at a base wage of $60,000
• A virtual doorman in the lobby 24 hours a day, 7 days a week
• A pool contractor (Aquatic Solutions) supplying a lifeguard and pool operator

Mail goes to lobby mailboxes, and trash goes down a chute on each floor to a compactor. See what a doorman costs in an NYC condo for context.

What It Costs to Run

The sponsor projects a first-year budget of about $508,000 (July 2027 to June 2028). Residential owners carry about $485,000 of it. The biggest lines:

Staff is only about 12% of the budget. Repairs and maintenance are budgeted at zero for year one, since the building is new. Common charges run roughly $310 a month for the smallest one-bedroom to about $970 for the largest three-bedroom. Read more on common charges and how much common charges should be.

Taxes: the homes get no tax abatement. The ICAP benefit in the plan applies only to the commercial units. Estimated property taxes run roughly $475 to $1,490 a month, more than the common charges. See how condo property taxes are estimated.

Good to know: the budget sets aside a reserve of about $46,000, at least 10% of income, in a separate account. At closing you also pay a working capital contribution of one month's common charges. See condo reserve funds.

Fine Print Worth Knowing

• Environmental restrictions. The site carries hazardous materials, air and noise E-designations from the 2010 Astoria rezoning. Land use is limited to restricted residential, and a recorded declaration requires ongoing site management, including annual testing of the depressurization system.
• Street de-mapping. Part of the land sits on a mapped street, and an application to de-map it is pending. Owners give the board power of attorney to complete it without further consent.
• Commercial neighbors. The two commercial units can be used for any legal purpose except listed prohibited uses, and can be split or combined without owner approval. The plan warns of possible noise, traffic and odors.
• No roof warranty. There's no manufacturer's no-dollar-limit warranty on the roof. Repairs would be a common expense.
• Terrace steps. Many terrace units have a step up of about 4 to 7 inches at the terrace door.
• Construction after you move in. Work on finishes, lobby and amenities may continue after the first closing, and the board can block your own renovations until the permanent certificate of occupancy.
• Contract terms. The purchase isn't contingent on financing, and you waive a jury trial.

Who's Behind It

• Sponsor: FBL Rowan LLC, whose principals are Yong Chen and Weitao Shi. They have developed other Queens condos, including The Jackson and The Oasis Astoria.
• Architect of record and design architect: INOA Architecture
• Managing agent: The One Property Management, on a one-year renewable agreement at $36,000 a year
• Selling agent: Nest Seekers
• Sponsor's counsel: D'Agostino, Lederman, Landesman, Rivera, Miraglia
• Tax consultant: Metropolitan Realty Exemptions

The plan doesn't name an interior designer.

Common Questions

Does Rowan II have a doorman?

Not in person. The plan calls for a virtual doorman covering the lobby 24 hours a day, plus one non-resident superintendent.

How much are common charges at Rowan II?

Under the sponsor's first-year projection, roughly $310 to $970 a month depending on the unit. Estimated property taxes, with no abatement for the homes, add roughly $475 to $1,490 a month.

What do Rowan II owners share with Rowan I?

The residential lobby, entry plaza, rear courtyard, garage hallway and a lounge in Rowan I. A homeowners association runs them, and Rowan II pays about 62% of the cost.

Where this comes from: the building's offering plan (CD250148), 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.