Skyhill Tower Condos: What the Offering Plan Says
Skyhill Tower is a new eight-story, all-electric condo in Woodside, Queens, with 93 one- to three-bedroom homes, 54 deeded parking spaces and three ground-level commercial units. Its offering plan shows asking prices under $1 million, very low common charges, no in-unit washers or dishwashers, and a sponsor that keeps the right to rent unsold units.
In brief: Skyhill Tower at 70-40 45th Avenue is a new eight-story condo in Woodside, Queens, on Queens Boulevard between 70th and 72nd Streets. Its offering plan lists 93 homes, mostly two- and three-bedrooms, at asking prices from about $440,000 to $805,000. What sets it apart: common charges are low (about $160 to $300 a month), there are no washer, dryer or dishwasher hookups in the apartments, the building is all-electric, and the site sits over an old car wash and auto repair lot with a permanent vapor control system the condo board must maintain.
What's Specific to It
- No laundry or dishwasher in the units. The plan says hookups aren't provided and adding them may not be possible. A coin-operated laundry room in the basement has 5 washers and 4 dryers.
- Deeded parking. There are 54 parking units, 35 in a basement garage and 19 outdoors behind the building, each offered at $30,000.
- A cleanup system to maintain. The site was a car wash and auto repair shop. A vapor barrier and an active sub-slab depressurization system were installed, and once owners control the board, it must inspect them and file reports.
- The sponsor can rent instead of sell. The sponsor only commits to selling 15% of the homes (15 units), so buyers who live there may never control the board.
- All-electric. There's no gas in the building. Each apartment has ductless heat pumps and its own electric water heater.
- Commercial owners get board seats. After sponsor control ends, the board has five members elected by residential owners and three named by the commercial and community facility owners.
Listing photos of Skyhill Tower 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 basement and eight floors on a lot of about 22,400 sq ft. A temporary certificate of occupancy was issued on December 14, 2024. The plan was accepted for filing on March 11, 2025.
- Neighborhood: the plan places it in Woodside, near the Roosevelt Avenue-Jackson Heights subway station (7, E, F, M and R trains). Elmhurst Hospital is the nearest hospital.
- Size: 93 homes, 54 parking units and 3 non-residential units (two retail spaces and one community facility space).
- Layouts: 4 one-bedrooms (about 520 to 690 sq ft), 51 two-bedrooms (about 700 to 825 sq ft) and 38 three-bedrooms (about 930 to 950 sq ft). Many upper-floor homes have small balconies.
- Offering prices: about $440,000 to $805,000 in the original price list, roughly $850 per sq ft. These are asking prices, not sales. The full residential offering totaled about $66.8 million.
- Common charges: roughly $160 to $300 a month, under the sponsor's first-year projection.
Finishes
The plan describes basic, practical finishes rather than luxury brands.
Kitchens
Every kitchen gets a GE electric range, a Frigidaire refrigerator, a stainless steel sink, solid wood cabinets and a quartz countertop. Each has a vented exhaust fan. There's no dishwasher. See appliance brands in NYC new condos for context.
Bathrooms
Bathrooms have ceramic tile floors and ceramic tile walls to the ceiling, a porcelain sink in a vanity, a medicine cabinet and a Delta shower head.
Windows, heating and cooling
- Windows: aluminum tilt-and-turn windows with double glazing. Operable windows open a maximum of 4 inches. The plan notes there are no window guards, which is the owner's responsibility.
- Heating and cooling: GREE ductless split units in the bedrooms and living room, with a wireless remote thermostat.
- Hot water: a 40-gallon AO Smith electric water heater in each apartment.
- Utilities: you pay your own electricity through Con Edison. Water is on one building meter and is shared through common charges. See who pays utilities in an NYC condo.
The plan doesn't specify flooring inside the apartments.
Amenities
The shared spaces are modest:
- Roof terraces: two common terraces on the 4th floor setback, for passive recreation.
- Basement: an indoor recreation room (unfurnished, with its use left to the board), the laundry room and two bike rooms with about 51 spaces.
- Rear yard: an outdoor play area, also without equipment.
- Building systems: two passenger elevators and a refuse chute on every floor.
There's no gym and no pool. The sponsor has up to 24 months after the first closing to finish the common areas.
Tip: parking units are deeded, not licensed. If a parking owner rents to an outsider and a resident asks in writing, the space must be offered to the resident. Three accessible spaces carry special trade-or-sell rules. More on deeded vs. licensed parking.
Staffing and Services
There's no doorman or front desk. The budget pays an outside company, not yet picked when the plan was filed, to supply one full-time superintendent for 40 hours a week to handle cleaning, maintenance and trash. The entrance has a video intercom. The plan says there's no security camera system, though it mentions cameras in the bike rooms. Parking is unattended.
What It Costs to Run
The sponsor projects a first-year budget of about $337,000 (July 2025 to June 2026). That's small for 93 homes, mostly because there's no doorman staff or gas bill. Residential owners pay about 98% of it.
| Budget line | Approx. first-year cost |
|---|---|
| Superintendent (outside provider) | $120,000 |
| Insurance | $68,000 |
| Service contracts (elevators, fire safety, cleanup monitoring) | $36,000 |
| Management fee | $36,000 |
| Reserve fund | $34,000 |
| Repairs and supplies | $20,000 |
| Water and sewer | $15,000 |
The superintendent is about 36% of the budget. The service contracts include about $5,000 a year to comply with the environmental cleanup rules. Insurance could cost about four times as much while the building has only a partial certificate of occupancy.
Property taxes are the bigger cost. The plan estimates them at roughly $530 to $985 a month, about three times the common charges. The ICAP tax break the sponsor is seeking covers only the commercial and community facility units, not the homes. Read more on common charges and condo property tax estimates.
Good to know: at closing you pay one month's common charges to the working capital fund and another month's to the reserve fund. The cost of the city's facade inspections isn't in the first-year budget. See the working capital contribution.
Fine Print Worth Knowing
- Environmental controls. Testing found contaminants from past auto uses, and soil vapor needed mitigation. The site is limited to restricted residential use. The board must take monthly vacuum readings, hire an engineer for yearly checks, and rebuild the cover or vapor barrier if it's ever breached.
- Sponsor control. The sponsor names the residential board members for up to five years after the first closing, or until 30 days after all units sell.
- Rentals. The sponsor can rent unsold homes instead of selling them, so a large share of the building could stay sponsor-owned rentals.
- Square footage. Sizes are measured to the outside of exterior walls, so usable space is noticeably smaller than listed.
- Roof warranty. The new roof has only a one-year installer warranty.
- Contract terms. You waive a jury trial, and if you win a dispute with the sponsor, you don't get your legal fees back.
Who's Behind It
- Sponsor: Skyhill LLC, based in Flushing
- Architect: John E. Stumpf, R.A.
- Managing agent: XLAB, LLC, which also prepared parts of the budget
- Selling agent: the sponsor sells directly, with no outside agent
- Tax consultant: The Mazursky Group
- Sponsor's lender: Golden Bridge LLC
The plan doesn't name an interior designer.
Common Questions
Can I put a washer and dryer in my Skyhill Tower apartment?
The plan says no hookups are provided, and adding one may not be possible without major work. Residents use the coin-operated laundry room in the basement. There's no dishwasher either.
How much are common charges at Skyhill Tower?
Under the sponsor's first-year projection, roughly $160 to $300 a month. Estimated property taxes are much higher, about $530 to $985 a month, because the homes don't get a tax abatement.
Does Skyhill Tower have parking?
Yes. There are 54 deeded parking units, 35 in the basement garage and 19 outdoors, each listed at $30,000 in the original price list. They're sold separately from the apartments.
Where this comes from: the building's offering plan (CD240109), filed with the New York Attorney General, including its Schedule A price list, Schedule B first-year budget and building description. Prices are the sponsor's offering prices, not sales. Updated October 2026.