What does the new development buying process look like, and where do buyers typically get caught?

New developments have their own dynamics: sponsor contracts are written entirely in the sponsor's favor, closing timelines are often uncertain, and buyers who go direct to the sales office have no representation. The most common mistakes are overpaying on price, missing tax abatement structures, and failing to negotiate attorney fees or closing cost concessions.

What should a buyer expect in closing costs?

For condos and townhouses, budget approximately 2–4% of the purchase price. That covers attorney fees, title insurance and recording fees, mortgage recording tax (on financed purchases), and the Mansion Tax on purchases of $1M or more, which scales from 1% to 3.9% depending on price. New developments can shift additional costs to the buyer, including transfer taxes and sponsor counsel fees.

Do buyers pay broker fees?

Under current rules, buyers are responsible for their broker's fee if the seller is not offering a concession to the buyer's agent. We will be transparent about exactly what fee applies to your transaction, how it is structured, and what you can expect the seller to cover, if anything. We make sure there are no surprises, and we discuss fee structure in our first conversation before any commitment is made.

What should a seller expect in total selling costs?

Budget approximately 8–10% of the sale price. That includes broker commission, New York City and New York State transfer taxes, attorney fees, and any building-specific fees such as a flip tax. Before we launch your listing, we can provide a full net proceeds estimate so you know exactly what you'll walk away with.

How do you determine list price as a seller?

Through a data-driven comparative market analysis that accounts for recent closings in your building and comparable buildings, views, condition, floor, and current inventory. We tie the pricing strategy to your specific goals, whether that's maximizing final price, minimizing time on market, or both.

Is NYC real estate a sound long-term investment?

New York City is a supply-constrained, globally liquid market. Cap rates are modest compared to other metros, but the real value drivers are long-term appreciation, stability of demand, and the optionality of a hard asset in one of the world's most resilient real estate markets.

How can I get started with Undivided?

Book a consultation directly on our website, or call or text 646.631.2221. The first conversation is a strategy call — no pitch, no pressure. We'll assess your goals, share our honest read of the market, and determine together whether we're the right fit.

NYC Luxury Condo Advisor | Undivided Real Estate

Born from experience, built on trust.

Undivided was built on a specific belief: that most buyers in New York's luxury market are underserved. Not because great properties don't exist, but because most agents optimize for the close, not the client.

Lalchandani saw this firsthand, growing up in a family of real estate investors and watching buyers make life-changing decisions with incomplete information. He built Undivided to change that standard.

Meet Mukul "Micky" Lalchandani

Lalchandani has spent 15 years becoming one of New York City's most analytically rigorous luxury condo advisors.

With $200M+ in closed transactions, Micky's track record is built on knowing when to move, when to push back, and when to walk away. Since 2022, he and his team have guided 130+ clients and saved buyers more than $5.7M through data-backed pricing, negotiation strategy, sponsor incentives, and tax-efficient opportunities.

Leadership & Expertise

Raised in Hong Kong in a family of real estate investors, Micky brings a global perspective grounded in meticulous due diligence and calm, candid guidance.

He specializes in modern luxury condominiums and new developments across Manhattan, Brooklyn, and Long Island City. His process combines rigorous financial analysis with off-market access and end-to-end negotiation, so every choice is both beautifully livable and financially sound.

/01

Built to remove uncertainty

In a market driven by pressure and incomplete information, Undivided gives buyers a clear, deliberate path, replacing urgency with structure.

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We make the trade-offs visible

No property is perfect. The real risk is missing the trade-offs. We help clients evaluate them clearly, so choices are intentional and balance lifestyle priorities with long-term value.

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True client representation

We act as an advisor, not a salesperson, surfacing risks early and guiding each step so the decision stays protected while the deal moves forward.

Track Record

Milestones

$200M+

Lifetime closed sales

Milestones

130+

Сlients served since 2022

Milestones

$5.7M+

Buyer savings achieved since 2022

Certifications

NYC, Alumni Accelerator Participant

Goldman Sachs 10,000 Small Business

Awards

RealTrends 2023 Best Real Estate Professional

#56 Manhattan; #134 New York State

Awards

Best Real Estate Agency Marketing (2016–2017).

USA Property Awards

Awards

America’s Property Awards 2016–2017

Highly Commended Real Estate Agency Marketing New York

Awards

Best Real Estate Agency Marketing

Americas Property Awards 2012-2013

Thought Leadership

Watch +

@UndividedAccess

Market insights and buyer strategy, 40,000+ subscribers

Media

National television feature, "House Hunters"

Spotlighted on HGTV for delivering results in competitive real estate market

Media

Read +

“Real Estate Agent Discusses New Home Buying Rules for 2024"

Business Insider

Media

Read +

“Murray Hill, Manhattan: Flush With History, Now ‘Seeing a Transformation’”

The New York Times

Media

Read +

“From Shelter to Total Sanctuary. We're Demanding More From Our Homes Than Ever.”

Mansion Global

Media

Read +

“Industry Outlook: What Lies Ahead For US Housing Industry in Second Half of 2025”

The Epoch Times

Media

Read +

“6 Ways To Save Money on Furniture After Buying Your First Home”

GoBankingRates.com

Luxury market expertise & areas served

Deep market knowledge across every premium sub-market in Manhattan and Brooklyn

Hudson Yards, Chelsea, Flatiron, Greenwich Village, West Village, East Village, SoHo, NoHo, Hudson Square, Tribeca, Financial District, Battery Park City, Lower East Side, Midtown East, Midtown West, Gramercy, Upper East Side, Upper West Side, Williamsburg, Greenpoint, Downtown Brooklyn, Fort Greene, Prospect Heights, Park Slope, Brooklyn Heights, Carroll Gardens, Cobble Hill, Long Island City.

Client Outcomes

Every engagement is measured in financial results.

“Best purchasing experience I have had. Micky is extremely detailed and knowledgeable about the NYC real estate market and had our best interests in mind throughout the process.”

Undivided guided a tech founder couple relocating to NYC in acquiring a $7.2M Manhattan penthouse aligned with their lifestyle and long-term investment goals. Using a custom valuation and market-based negotiation strategy, the team achieved over $1M in documented savings.

Location

Gramercy, Manhattan

List Price

$8,150,000

Final Sale Price

$7,200,000

Total Savings

$1,100,000

See the full breakdown

“After years of frustration with the prior process, we finally had a team that understood both the asset and how to move it.”

A Hong Kong family office had been trying to sell their Flatiron residence for over two years. Two failed contracts, multiple price reductions, and a market that had lost confidence in the listing. Undivided came in as a joint-venture partner, repositioned the asset, and sold it within weeks.

Location

Flatiron, Manhattan

Final Sale Price

$10,400,000

Result

#1 sale in building, 2022

Time to Close

Weeks after relisting

See the full breakdown

“They have a very intentional strategy and helped us get significantly more than ask in a challenging macro environment.”

A busy professional couple partnered with Undivided to sell their home and upgrade to a larger space. With expert strategy and negotiation, the property received over eight offers and sold $305,000 above asking price, all within just 14 days.

Location

Brooklyn, NY

Final Sale Price

$2,495,000

Value Gained

+12% above listing

Time on Market

14 days

See the full breakdown

Our Dedicated Team

The team behind every Undivided engagement, selected for expertise, judgment, and accountability.

Mukul “Micky” Lalchandani

Founder & CEO

Jessica Abaian

Operations Manager

Sherry Brown

Creative Director

Sharing our expertise

Featured on HGTV's "House Hunters" and a regular contributor at industry conferences, he is recognized as one of the market's most informed voices on NYC condo strategy.

On YouTube, he offers in-depth market analysis, property walkthroughs, and buyer strategy content, built for buyers who want to understand the market before they move.

Watch on YouTube

Frequently asked questions

Common questions from buyers, sellers, and investors navigating NYC real estate.

How is Undivided different from working with an agent at a major brokerage?

Most agents at large brokerages are optimizing for volume. At Undivided, every engagement is advisory by design. We take on fewer clients, go deeper on each transaction, and act as a fiduciary, not a dealmaker. That means surfacing risks early, telling clients when to walk away, and making trade-offs visible before a decision is made. The credential is in the outcome: $5.7M in documented buyer savings since 2022.

Do you work with both buyers and sellers?

Yes. We represent buyers looking for modern luxury condominiums and new developments, and sellers looking to position and exit strategically. Our approach is the same in both directions: data-backed, low-pressure, and built around your financial outcome, not just the close.

What does the Undivided advisory process actually look like?

It starts with a strategy consultation, not a listing presentation or a property tour. We want to understand your goals, timeline, financial parameters, and deal-breakers before we show you a single building. From there, we build a structured search or marketing plan, provide comparative analysis at each stage, and guide every negotiation with a clear recommendation and the reasoning behind it.

How do I start as a buyer or a seller?

Book a consultation. Whether you're buying or selling, the first step is a direct conversation about what you're trying to accomplish and whether we're the right fit. There's no obligation and no pitch. If we're aligned, we move forward with a clear scope and timeline.

Can Undivided work with buyers relocating from outside New York City?

Yes, this is a significant part of what we do. Relocating buyers face a compressed timeline, unfamiliar submarkets, and often the pressure of making a high-stakes decision quickly. We've guided clients from across the US and internationally through this process. We front-load the education, work around your schedule, and ensure you're never making a decision from incomplete information.

Condo vs. co-op: what's the difference, and which is right for me?

Condos convey deeded ownership, allow flexible subletting and resales, and have a more straightforward purchase process. Co-ops sell shares in a building corporation with a proprietary lease, require board approval, and carry stricter financial and lifestyle requirements, but are typically priced 10–40% lower than comparable condos. For most of our clients, particularly relocators, international buyers, and those who value flexibility, a condo is the cleaner choice. We'll give you a direct recommendation based on your specific situation.

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