25-40 Shore Boulevard (Shore Towers)
25-40 Shore Boulevard, Astoria, NY 11102
BBL 4009057501 · BIN 4438544
- Year built
- 1989
- Type
- Condominium
- Units
- 409
- Floors
- 23
- Landmark
- No
- Amenities
- Full-time doorman and concierge; live-in superintendent; on-site management office; heated swimming pool; fitness center with sauna; tennis courts, now also striped for pickleball; landscaped grounds; children's play area; bicycle storage; garage parking; private outdoor space with every apartment
Every recorded sale at this building, 2004–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,037
- Listing discount
- 4.0%
- Recorded sales
- 358
- On record
- 2004–2026
Shore Towers is the most-traded address in Astoria and the only large waterfront condominium in the neighborhood. Those two facts are the same fact. When it opened in 1989 it was among the first luxury buildings on the Queens side of the East River — a $74.7 million offering on a three-and-a-half-acre site nobody else was building on, wedged between the Hell Gate railroad bridge and the RFK, with Astoria Park across the street. It has spent thirty-five years as the default answer to where in Astoria you buy a full-amenity apartment with a view, and the transaction volume follows from having almost no competition in that description.
The design is unusual and it is why the building works. Rather than a tower on a podium, the sponsor built a broad stepped slab with two wings descending in height from a taller central mass. That geometry does what a tower cannot: it puts a very large share of the 409 apartments on the river rather than stacking a few premium lines above many interior ones. Roughly half the building faces the water, and every apartment has private outdoor space. The view premium here is therefore broader and shallower than in a comparable tower — more apartments share it, and the spread between best and worst exposure is narrower than a buyer might expect.
The amenity package is the second structural advantage, and it is a genuine resort package rather than a marketing one: a heated pool, tennis courts now also striped for pickleball, a fitness center with sauna, landscaped grounds, garage parking, a live-in superintendent, a doorman and a concierge. Almost none of it exists elsewhere in Astoria at any price.
The third thing is ownership form. Astoria's for-sale stock is a mix of condominium infill, co-ops, row houses and small multifamily, and none of it dominates. In that market a large condominium with no flip tax, permitted subletting and a right-of-first-refusal structure rather than a board interview is a different product entirely — open to LLC and trust buyers, foreign buyers, investment buyers and pied-à-terre use in a neighborhood where most alternative inventory is cooperative and closed to all four.
Architecture and unit composition
The building rises 23 stories over roughly 307,000 square feet across 409 residential units — an average of about 750 gross square feet per apartment, which fairly describes the inventory: studios, one-bedrooms and two-bedrooms rather than large family apartments, with a smaller set of penthouse-level units at the top of the central mass. Every apartment has a balcony or terrace. The exposures that matter are west and southwest, over the river toward the Manhattan skyline and the two bridges; interior and east-facing lines look back over Astoria and the park. The base carries the non-residential units — the original plan offered ten medical facility units, and a professional and medical tenancy there has been part of the building since the beginning.
Because this is a condominium rather than a cooperative, apartments carry offering-plan square footage, so price per square foot is a real, documented metric here — unlike the co-op stock across the borough, where it is derived.
Building operations
Shore Towers runs a large staffed operation: full-time doorman and concierge coverage, a live-in superintendent, an on-site management office. The pool, tennis courts and grounds carry seasonal operating cost that a comparably priced Astoria condominium does not have, and the common charge should be read in that light rather than against a no-amenity building.
Two items belong at the top of any diligence list. The first is flood. The parcel is flagged in both the effective 2007 FEMA map and the 2015 preliminary map, and a waterfront building on the East River between two bridges has an exposure a lender will price and an insurer will underwrite. Request the master insurance certificate, current flood coverage and deductible, and the board's record of resiliency and mechanical-relocation work since 2012.
The second is the plan record. The offering plan on file dates to April 1988 and has been amended more than two dozen times, and the building as completed differs from it in both floor count and unit count. Read the current amended plan and the two most recent audited financial statements, and confirm reserve position, assessment history and whether any capital program beyond the completed lobby work is contemplated.
Policy framework
LLC, trust and foreign purchasers: Permitted under the standard New York condominium framework, subject to the board's right of first refusal.
Financing: No board-imposed ceiling applies in a condominium. Financing is a lender question, and on this site the lender's flood insurance requirement is part of it.
Pets and pied-à-terre: Not documented in materials on file; confirm the current house rules with the managing agent.
Property taxes: With 421-a fully phased out, the tax line is a substantive part of carrying cost rather than a rounding item, and it varies unit by unit.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Recent sales
Shore Towers is the highest-volume address in Astoria, and that volume is its most useful pricing asset. A seller can almost always be positioned against same-line, same-exposure closings from the last twenty-four months rather than a neighborhood average that mixes condominium infill, co-ops and two-family houses into one number.
Pricing turns on exposure first — west and southwest river-facing lines carry a durable premium — then floor, then outdoor space, then renovation state. Because the building is a condominium with documented plan square footage, dollars per square foot is the right register, which distinguishes Shore Towers from most of what it competes with in Queens. The amenity package and the full-assessment tax bill together make carrying cost the number that decides marginal buyers. Market statements are indexed to the last complete year.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, curated by The Roebling Team research desk. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| May 29, 2026 | 4S | 1 BR · 1 BA · 623 sf | $699,500 | $1,123/sf | +0.1% |
| Apr 23, 2026 | 1O | 2 BR · 2 BA · 860 sf | $660,000 | $767/sf | -5.7% |
| Apr 22, 2026 | 6M | 1 BR · 1 BA · 625 sf | $650,000 | $1,040/sf | -4.3% |
| Apr 15, 2026 | 17K | 913 sf | $995,000 | $1,090/sf | off-mkt |
| Mar 30, 2026 | 2F | 2 BR · 2 BA · 860 sf | $755,000 | $878/sf | +0.7% |
| Dec 30, 2025 | 2E | 2 BR · 2 BA · 761 sf | $720,000 | $946/sf | -4.0% |
| Oct 9, 2025 | 3G | 2 BR · 2 BA · 886 sf | $660,000 | $745/sf | -5.7% |
| Oct 1, 2025 | 4R | 2 BR · 2 BA · 886 sf | $749,000 | $845/sf | -14.4% |
Market read. Most recent trades (2026) cleared a median $1,037/sf across 5 sales. Median listing discount 4.0% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 4-00905-7501) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage from recorded condo declarations and offering plans.
What to know at Shore Towers
Underwrite the flood position first — master policy, coverage and deductible, lender requirement, post-2012 resiliency work. Having that record ready at first showing converts a buyer's question into a non-issue.
Read the current amended plan, not the 1988 original.
Buy the exposure. River frontage is broadly distributed, but the west and southwest lines are the ones that hold value.
Sellers: lead with the amenity package and the outdoor space. That combination does not exist anywhere else in Astoria.
Comparable buildings
- Kennedy House (110-11 Queens Boulevard) — the 405-unit Forest Hills cooperative with rooftop pool, gym and attended garage; the closest Queens peer on amenity depth and volume
- Lane Towers (107-40 Queens Boulevard) — Forest Hills doorman building over the 71st Avenue subway; transit rather than waterfront as the proposition
- One Brooklyn Bridge Park (360 Furman Street) — the outer-borough waterfront condominium comparison, at a higher price tier
- 2 Northside Piers — Williamsburg East River condominium with pool and full amenities
- Quay Tower (90 Furman Street) — Brooklyn Bridge Park waterfront condominium; the trophy end of the outer-borough river market
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent.
Considering a move at Shore Towers?
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