26 units filed for parcel in Ditmars Steinway

Derek Fraser submitted a new building construction project for a 26-unit, 17,416-square-foot residential (R-2) building at 23-01 31st Street in Ditmars Steinway, Queens. The plan was filed on June 18, 2026. It calls for the construction of a 84-foot-tall, eight-story building and was filed with the New York City Department of Buildings under job number Q01257109. The project is described in the filing as: new 8-story building 26 units, with commercial and community facility.. The applicant is the Registered Architect Harriet Nikakis of Hcn Design.

The most recent property records show Pericles Notias purchased this parcel for $4.2 million in February 2024.

23-01 31st Street

The neighborhood

In Ditmars Steinway, The bulk, or 41 percent of the 11.3 million square feet of commercial built space are walkup buildings, with industrial buildings next occupying 25 percent of the space. In sales, Ditmars Steinway has near average sales volume among other neighborhoods with $402.6 million in sales volume in the last two years and is the 6th highest in Queens. For development, Ditmars Steinway has near average amount of major developments among other neighborhoods and is the 23rd highest in Queens. It had 301,619 square feet of commercial and multi-family construction under development in the last two years, which represents 3 percent of the neighborhood’s built space.

The block

On this tax block, PincusCo has identified the owners of 12 of the 30 commercial properties representing 163,291 square feet of the 236,242 square feet. The largest owner is Angelo Rigas , followed by Anna Biernat and then Frank Biancaniello .
On the tax block, there were five new building construction projects totaling 113,500 square feet. The largest is a 52-unit, 48,566 square-foot residential (R-2) building submitted by Gandolfo DiFiore on March 15, 2021 and permitted June 10, 2022. The second largest is a 28-unit, 31,148 square-foot residential (R-2) building submitted by Robert Shengchu Huang on September 23, 2024 and it has not been permitted yet.

The Owner

The PincusCo database currently indicates that Pericles Notias owned at least nine commercial properties with 320 residential units in New York City with 337,022 square feet and a city-determined market value of $37.1 million. (Market value is typically about 50% of actual value.) The portfolio has $23.6 million in debt, with top three lenders as New York Community Bank , Popular Bank , and Investors Bank respectively. Within the portfolio, the bulk, or 96 percent of the 337,022 square feet of built space are elevator properties, with mixed-use properties next occupying 2 percent of the space. The bulk, or 84 percent of the built space, is in Bronx, with Brooklyn next at 11 percent of the space.

The most recent property transfer recorded in city records, from February 2024, identifies the owner as Pericles Notias.

The surrounding

Within a 400-foot radius of 23-01 31 Street, PincusCo identified two commercial real estate items of interests occurred over the past 24 months.
Of those two items, one was a sale. Ioannis Likidis bought the 16,380-square-foot, 17-unit mixed-use building (K2) on 22-55 31st Street and one other property for $10 million from Abro Management on March 2, 2026.
Of those two items, one was a loan. Raymond Chan , Robert Huang , and Moon Free Lee borrowed $18.8 million from Ponce Bank secured by the 2,700-square-foot development site (V1) on 31-12 23rd Avenue on June 8, 2026.

Direct link to the property ACRIS page and link to DOB NOW portal.