63-34 Fresh Pond Road (The Ridgewood Condominium)
63-34 Fresh Pond Road, Ridgewood, NY 11385
BBL 4035247501 · BIN 4084665
- Year built
- 2013
- Type
- Condominium
- Units
- 28
- Floors
- 5
- Landmark
- No
- Amenities
- Elevator; common roof deck; fitness room; bicycle room; caged private storage; deeded indoor parking sold as separate units; private outdoor space on some apartments; dishwashers and hardwood floors in unit, per listing records
Ridgewood is the one market we publish that is majority small multifamily rather than apartment buildings, and its condominium tier is genuinely thin — fewer than twenty condominium billing lots in the 11385 ZIP carry more than nine residential units. Purpose-built ownership product of any real size is rare here, and a 2013 elevator building with a roof deck, a gym and deeded parking is close to the top of what the neighborhood offers. That scarcity is the argument for this building, and it is also the reason to be careful with its pricing: a thin tier produces a thin comparable set, and Ridgewood condominium values are more easily distorted by two or three unrepresentative trades than a deeper market would be.
The unit count is the first thing to correct. This is a 28-apartment building, not a 46-unit one. The 46 counts condominium tax lots, of which 17 are deeded parking spaces and one is the ground-floor commercial unit. The DOB new-building application, filed in January 2013, proposed 28 dwelling units at five stories and 50 feet — and 28 is what was built.
The second is the energy grade, and it is a competitive advantage rather than a footnote. The building carries an A under Local Law 33 with an ENERGY STAR score of 88, on a reported gross floor area of 25,633 square feet — just over the threshold that pulls a building into the city's benchmarking and emissions regime at all. A building both covered and best-in-class has close to no Local Law 97 exposure against the caps that step down in 2030. In a neighborhood whose ownership stock is dominated by pre-1920 Mathews-era flats, most of which face real decarbonisation costs this decade, that is a card almost nothing around it holds.
The third is the tax position, and it cuts the other way. The 421-a exemption is a substantial subsidy on today's monthly and a substantial step-up ahead. Do not price this building off its current tax line without modelling the phase-out on the specific unit, and do not assume every unit is on the same clock — they are not.
Architecture and unit composition
A five-story masonry block across 98 feet of Fresh Pond Road frontage on a 9,797-square-foot lot, built to a floor area ratio of 1.83 in an R6B district with a C1-4 commercial overlay. PLUTO records roughly 17,404 square feet of residential floor area across the 28 apartments — an average near 620 square feet, which places the mix squarely in studio and one-bedroom territory with a small number of larger and outdoor-space lines. Unit specification is 2013-to-2015 outer-borough condominium: dishwashers, hardwood floors, elevator access, and private terraces or balconies on some apartments. Floor, exposure, outdoor space and whether a parking unit conveys do most of the work between lines.
The site history is worth a line. The parcel was bought from a family holding corporation in June 2012 for $375,000, after its predecessor lot had been through a city tax-lien sale in 2010. Construction was financed by a regional bank in 2013 and refinanced through a building loan in 2015, satisfied in January 2018.
Building operations
A single-building condominium with an elevator, a common roof deck, a fitness room, a bicycle room and caged basement storage. There is no doorman; parking is indoor and deeded.
Parking is the structural feature to understand. The 17 spaces are separately deeded condominium units, not board-assigned licences. Sponsor sales conveyed some apartments and spaces together and sold others separately, at roughly $30,000 to $46,000 in 2017 and 2018. If you are buying, confirm in writing whether a space conveys and get its lot number on the contract; if you are selling, a deeded space in Ridgewood is a scarce asset and should be priced as one.
One open item. DOB filings between 2022 and 2024 record an application to remodel the ground-floor professional office into a new Class A dwelling unit and obtain an amended certificate of occupancy. If it is signed off, the residential count moves from 28 to 29 and the common-charge allocation changes with it. Ask the managing agent where that stands.
Reserve balance, common-charge history, assessment history, and the condominium's insurance and Local Law 11 posture are not in the public record. Request the by-laws, the last two years of financial statements and the recent board minutes before an offer.
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 →421-a Tax Abatement
- Benefit end year
- 2032
- Years remaining
- ~6 yrs
- Program
- 421-a (15-year)
A long-dated tax benefit still in place — a meaningful carrying-cost advantage today. Note the eventual step-up toward full taxes when the abatement ends.
Source: NYC Dept. of Finance property-tax exemption records (421-a), refreshed 2026-09-06 · The Roebling Research Library. Confirm the exact step-up schedule on the building’s DOF tax bill.
What to know at 63-34 Fresh Pond Road
It is a 28-apartment building — possibly 29 if the ground-floor conversion completes. Ignore the 46.
Model the 421-a phase-out on the specific unit. Units are not all on the same clock.
Lead with the A energy grade if you are selling. It is checkable, it is rare, and almost nothing in Ridgewood's ownership stock can claim it.
Confirm whether parking conveys, and get the lot number in the contract.
Treat any Ridgewood condominium comparable with care. The tier is small enough that a handful of trades can move an apparent market. Prefer in-building comparables, and prefer per-square-foot on documented offering-plan areas over derived figures.
Comparable buildings
- 62-41 Forest Avenue — 42 residential units, 2017; the newer and larger Ridgewood condominium and the closest direct peer
- Glenridge Mews (71-05 Fresh Pond Road) — 64 residential units of 104 total tax lots, 1991; the largest condominium on the corridor, and another building whose circulated unit count is a tax-lot total
- 16-71 Summerfield Street — 28 residential units, 2020; the same apartment count in a newer building
- 1974 Starr Street — 32 residential units, 2008; earlier Ridgewood condominium product with a large parking component
- 311 St Nicholas Avenue — 24 residential units in a 1930 building held in condominium form; the prewar alternative
- 76-18 69th Place — 68-unit 2003 condominium; the larger, older new-construction option
- 101 Wyckoff Avenue (Wy 101 Lofts) — the Bushwick condominium immediately across the borough line, on very different terms
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.
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