MURAL Real Estate files plans for 227-unit rental in Jamaica

MURAL Real Estate Partners submitted a new building construction project for a 227-unit, 164,380 square-foot residential (R-2) building at 161-10 Hillside Avenue in Jamaica, Queens. The plan was filed with the New York City Department of Buildings on December 12, 2025 under job number Q01289631. It calls for the construction of a 14-story building. The project is described in the filing as: a 14-story mixed-use new building. Sandi Silk, Senior Vice President of Development at MURAL Real Estate Partners, filed the plans. The architect is Curtis+Ginsberg Architects.

161-10 Hillside Avenue

The property

The industrial building in Jamaica has 300 square feet of built space and 90,501 square feet of additional air rights for a total buildable of 90,728 square feet according to a PincusCo analysis of city data. The parcel has frontage of 194 feet and is 138 feet deep with a total lot size of 22,682 square feet. The lot is irregular. The zoning is R7A which allows for up to 4 times floor area ratio (FAR) for residential with inclusionary housing. The city-designated market value for the property in 2022 is $2.7 million. The most recent loan totaled $24.7 million and was provided by New York City Acquisition Fund on February 2, 2024.

Prior sales and revenue

This property was sold with another property by Sandra Halpern for $15.8 million to MURAL Real Estate Partners on February 2, 2024.

Development

Sandi Silk of MURAL Real Estate Partners submitted a new building construction project for a 227-unit, 164,380 square-foot residential (R-2) building at 161-10 Hillside Avenue. The plan was filed on December 12, 2025. It calls for the construction of a 145-foot tall, 14-story building and was filed with the New York City Department of Buildings under job number Q01289631. The project is described in the filing as: a hub consultation with rami bitar on 09/12/2025. a 14-story mixed use new building.

Violations and lawsuits

According to city public data, the property has not received any significant violations in the last year.

There were no lawsuits or bankruptcies filed against the property for the past 24 months.

The neighborhood

In Jamaica, The bulk, or 34 percent of the 29.2 million square feet of commercial built space are elevator buildings, with specialty buildings next occupying 14 percent of the space. In sales, Jamaica has near average sales volume among other neighborhoods with $285.7 million in sales volume in the last two years and is the 8th highest in Queens. For development, Jamaica has near average amount of major developments among other neighborhoods and is the 3rd highest in Queens. It had 2.6 million square feet of commercial and multi-family construction under development in the last two years, which represents 9 percent of the neighborhood’s built space.

The block

On this tax block, PincusCo has identified the owners of five of the six commercial properties representing 108,416 square feet of the 111,156 square feet. The largest owner is Anwar Asgar, followed by Farideh Givehchi and then Mural Real Estate Partners. On the tax block, there was one new building construction project filed totaling 164,380 square feet. It is a 227-unit, 164,380 square-foot residential (R-2) building submitted by MURAL Real Estate Partners and filed by Sandi Silk with plans filed December 12, 2025 and it has not been permitted yet.

The owner

The PincusCo database currently indicates that Mural Real Estate Partners owned at least three commercial properties in New York City with 1,650 square feet and a city-determined market value of $4.2 million. (Market value is typically about 50% of actual value.) Within the portfolio, all identified are industrial properties. They are all located in Queens.

The surrounding

Within a 400-foot radius of 88-01 161 Street, PincusCo identified one commercial real estate item of interests occurred over the past 24 months. It was a new building permit application filed on December 12, 2025 for a 125,484-square-foot residential (R-2) building with 173 residential units at 161-09 Hillside Avenue.

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