22-18 Jackson Avenue (Galerie)

The building carries approximately 182,738 square feet on a 33,900-square-foot lot, with roughly 161,997 square feet of residential area and about 20,741 square feet of non-residential area including two retail stores at the base totaling approximately 4,938 square feet. Construction is Class 1-B under the 2014 code, occupancy group R-2, with standpipe, sprinkler and fire alarm systems throughout.

The residential program in the plan's Schedule A runs from studios of roughly 409 square feet to three-bedrooms approaching 1,700 square feet, with a penthouse tier of thirteen residences at the top. The mix is deliberately weighted toward the entry tier — a great many one-bedrooms in the 661-to-765-square-foot band and a substantial studio count — which is the correct read on who buys in this submarket, and which also means that inside the building the interesting pricing questions live at the two-bedroom line and above, where inventory is thinner.

The variable that matters most here is outdoor space, and it is unevenly distributed by design. Roughly 15,803 square feet of private outdoor area is attached to residences, concentrated on the setback floors above the eighth level and on selected lower-floor units facing the courtyard. Separately, the plan created seven private roof terraces of approximately 251 to 509 square feet, offered for purchase with an ongoing monthly license fee, one of which was bundled into the initial sale of a penthouse. A residence with a licensed roof terrace and a residence with a courtyard-facing balcony are different products at the same bedroom count, and the plan treats them differently. Read the Schedule A and the contract, not the floor plan alone.

The third variable is orientation. The courtyard massing means a meaningful share of the inventory faces inward — quieter, with a landscaped outlook and the pool below — while the Jackson Avenue and 21st Street faces carry the street condition and the longer views. Neither is uniformly better; they are different, and they price differently.

Galerie is a completed condominium whose first sales cycle ran from 2018 through the early 2020s and which has since developed a resale market. The current amendment is where a buyer should start: the sponsor's remaining unsold-unit count, the sponsor's common-charge obligations on those units, the status of board transition, and whether the temporary certificate of occupancy has been replaced by a permanent one. The temporary certificate in the file listed sixteen outstanding requirements for final sign-off, which is unremarkable for a building of this size but is the sort of thing worth confirming in writing rather than inferring from the fact that people have lived there for years.

The amenity load is the dominant recurring cost. An indoor pool with dedicated mechanical plant, three planted rooftop terraces, a landscaped courtyard, a fitness center and two recreation rooms carry both maintenance and a capital-replacement schedule, and the Quality Housing conditions on the certificate of occupancy mean that program cannot simply be shrunk if the board wants to cut expenses. The reserve position and the most recent audited financial statement are the documents that matter.

The retail base is the other operating variable. Two ground-floor stores totaling roughly 4,938 square feet sit under a non-residential unit whose common-charge and tax obligations are set by the declaration. Ask whether the space is leased and on what terms; a vacant retail base in a 183-unit condominium is a real line item.

Management history and current agent details are maintained in The Roebling Research Library and confirmed with clients during diligence.

Model the tax line first, not last. The plan's first-year budget projects taxes above common charges on essentially every line, and no abatement appears on the billing lot. This is the single most common underwriting error made in this building.

Confirm the certificate of occupancy status in writing. The temporary certificate in the file listed sixteen outstanding requirements. Ask whether a permanent certificate has issued.

Parking and roof terraces are separate purchases with permanent license fees. Forty-four spaces and seven terraces exist. Whether yours conveys — and what it costs monthly — is a contract question, not an apartment feature.

The step-backs are the building. Floors above the eighth carry fewer, larger-outdoor-space apartments. That is where the pricing power lives and where inventory is thinnest.

The Quality Housing condition protects the amenity program. The pool, the recreation rooms and the rooftop terraces are conditions of the certificate of occupancy and cannot be removed. That is a genuine advantage over buildings whose amenity rosters are discretionary.

Read the current amendment for the sponsor's remaining position and the status of board transition before assuming the building has fully transitioned to owner control.

Lead with the ODA design and the PS1 address. The three-glazing-system envelope, the courtyard massing and the porte-cochère are specific, verifiable differentiators against the neighborhood's extruded-tower inventory.

Document the outdoor space and the license, if any, precisely. Square footage, orientation, and whether it is a deeded balcony, a setback terrace or a licensed roof terrace with a monthly fee. Buyers price these very differently.

Separate sponsor comps from resale comps. A long sellout window means the recorded history blends two different markets. Bring resale comparables on your own line.

Get ahead of the tax question. Sophisticated buyers will pull the bill and be surprised. Presenting it plainly alongside the amenity case produces better outcomes than letting it surface at the attorney stage.

Closings are condominium-fast. No board interview, no financing minimum beyond the lender's, and a right of first refusal that runs on paper — a real advantage against co-op inventory anywhere the buyer is also looking.

Long Island City's for-sale inventory does not yet carry building profiles here, so the linked comparables below are the cross-river alternatives a Galerie buyer most often evaluates on price, service and carrying cost — plus the two Brooklyn buildings by the same design architect.

• 10 Nevins Street (The Brooklyn Grove) — ODA New York's Boerum Hill condominium; the closest read available here on how the same design practice handles a mid-rise for-sale building
• 561 Pacific Street — a second ODA condominium in Brooklyn, smaller and more boutique
• 227 East 44th Street — 63-unit Turtle Bay condominium of the same construction generation, one subway stop across the river
• 325 Lexington Avenue — 2014 Murray Hill condominium at a comparable entry price point
• 225 East 34th Street (The Charleston) — contemporary Murray Hill condominium; the Manhattan alternative at a similar unit size
• 685 First Avenue (One United Nations Park) — Richard Meier's East River condominium; a step up in price with a comparable amenity load
• 310 East 53rd Street (Three Ten) — Midtown East glass-and-limestone condominium of the prior cycle
• 11 Hoyt Street — the Downtown Brooklyn amenity tower; the closest analogue on amenity program at scale
• 550 Vanderbilt Avenue — CookFox's Pacific Park condominium; the Brooklyn peer on service and finish