Boston Real Estate Observer, Author at Boston

Several Options at Luxury Strada 234 Condos

December 13, 2007 By Boston Real Estate Observer

A luxury development that oftentimes does not get its due, Strada 234 in the North End along the Waterfront, now has two units available as we approach year end. Strada 234 is a 108-unit development that was completed in . A new unit on the 8th floor just hit the market today, a 1+ bedroom 1,125 square foot unit with floor to ceiling windows that faces the city with southern exposure – priced at $729K ($648 per square foot) and does include one deeded garage parking space. The $1,013 condo fee includes Heat, Hot Water, Water, Sewer, Elevator, Exterior Maintenance, Landscaping, Snow Removal, Exercise Room, and Valet Parking.

There’s currently one other unit in the building that is also available, rather than just hitting the Boston MLS today, it has been sitting on the market for 317 days. Also on the 8th floor, unit 802 is a 940 square foot 1 bedroom that was priced at $519,000, and through various price reductions, is now priced at $429,000, and the listing agent states that the “owner needs to sell”. HOA fee for this unit is $521 per month. At $450 per square foot, this may be one of the better buys in the Waterfront area, especially with the amenities available at Strada 234.

For more information on either unit, or other North End / Waterfront Boston condos, please contact us.

What's Happening at Penny Savings Bank?

December 10, 2007 By Boston Real Estate Observer

The redevelopment of the South End Penny Savings Bank from a circa 1914 bank into a 2007 mixed-use building was originally well publicized and well received by the community. The ground floor bank building has been renovated, and will host the Banq restaurant and a Citibank branch, while a clean and modern glass addition has been added above, creating 23 high-end loft-style condos. The redevelopment is striking, and a great addition to the Washington Street corridor, however, it’s absorption has been slow. We’ll look at why that is, and why recent changes leave the development poised to make a positive turnaround.

[Read more…]

Filed Under: South End Condos Tagged With: 02118 Boston Condos, Penny Savings Bank

Wilkes Passage Condo Development Open House

December 9, 2007 By Boston Real Estate Observer

One of our favorite buildings in the South End is Wilkes Passage (1313 Washington Street), where there has been quite a bit of activity over the past 6 months (13 have sold, 2 are Under Agreement, and 2 are currently available).

Our Featured Open House of the week is unit 220 at Wilkes Passage, a 1,459 square foot one-bedroom one-bathroom loft-style condo. If you are not familiar with the Wilkes Passage Lofts, units are similar in the sense that they are all high-end, with gorgeous kitchens and baths, and open floor plans. The development hosts a 24 hour concierge, and garage parking is available for purchase with the unit.

The open house will take pace on Sunday, December 09, 2007, from 12:00 PM to 1:30 PM. For more information on the other unit available at Wilkes Passage (unit 411, 919 square feet, $528K, $5K closing credit to Buyer), please feel free to contact us.

Filed Under: Boston Open Houses Tagged With: 02118 Boston Condos, 1313 Washington Street, Washington Street Condos, Wilkes Passage

285 Columbus Lofts Broker Open House

December 6, 2007 By Boston Real Estate Observer

The redevelopment of the American Red Cross building at the northwest corner of Columbus Avenue and Clarendon Street, known as 285 Columbus Lofts held a broker open house today. This was the first look that many agents across the city have had to look at this new loft-style development where average price per square foot is $850, and 4 of the 63 units are Under Agreement. The exclusive panoramic photo (click to enlarge) below is a shot of the multiple exposure model unit overlooking Clarendon on the left, and Columbus on the right. More details to come soon on this new Boston condo development at 285 Columbus Avenue.

Filed Under: Back Bay Condos Tagged With: 02116 Boston Condos, 285 Columbus Lofts, Boston Lofts, Columbus Avenue Condos

Buy Macallen Building Condo, Get Free Hybrid Car

December 5, 2007 By Boston Real Estate Observer

Forget about a free plasma TV, or a year of HOA fees, we’re talking about a free hybrid car as an incentive to buy a condo at South Boston Macallen Building!

Pappas Properties, the developer of the 140-unit green Macallen Building at 141 Dorchester Ave Boston, MA 02127 is offering a year-end clearance sale to entice condo buyers into their units, and wow, are they going all out.

On a limited number of available units in the luxury condo building, prices have been slashed by upwards of $200,000 (for instance, unit 119 was listed for $1,160,000 and is now $929,000), putting price per square foot on some units into the $500 range.

If a Buyer reserves a unit before December 31, 2007, and closes on the property before March 1, 2008, the developer will give the Buyer a Toyota Camry Hybrid car, or, $30,000 if a car is not desired.

We’ve talked a lot about the Macallen, as the first LEED-certified green development in Boston, concierge building with amenities galore, truly setting a new baseline in northern South Boston, if not the city. And they continue to set a new baseline with unheard-of buyer incentives.

Please contact us to learn more about how to take advantage of this opportunity.

Filed Under: South Boston Condos Tagged With: 02127 Boston Condos, Macallen Building

Lift Off at Bryant on Columbus

December 4, 2007 By Boston Real Estate Observer

It’s been over 6 months in the making, but we finally have above-grade progress being made on the Bryant on Columbus, a 50-unit ultra-luxury condo development on the northern side of Columbus Avenue between Dartmouth and Clarendon along the border of the Back Bay and South End (steps away from 285 Columbus Lofts).

Multiple cranes have been onsite for the past month, and progress has definitely been made after laying the foundation for the below grade parking garage. See the exclusive photos below for a view of the upward progress.

Approximately 10% of the development is under reservation or in process. Interesting to note that concierge services will be available Monday through Friday at the Bryant, keeping HOA fees down considerably in comparison to similar high-end developments across the city.

For more information, or to setup an appointment to visit the sales center (with a model kitchen, bath, and doll house rendering), contact us.

Filed Under: South End Condos Tagged With: 02116 Boston Condos, Bryant on Columbus, Columbus Avenue Condos

Battery Wharf Pushes Out Occupancy Date

December 3, 2007 By Boston Real Estate Observer

The development team at Battery Wharf recently announced that they are pushing their occupancy date back from December 2007 until “1st Quarter of 2008”.

Hard hat tours are now possible in the 104-unit luxury development along the North End’s Waterfront (contact us for more details). Battery Wharf will be the sister development of the Regent Hotel, which is also scheduled for a 2008 opening. Residents of Battery Wharf will be able to enjoy many of the same amenities as the upscale hotel.

Announcement of the delay was made public on December 1st.

Filed Under: Waterfront Condos Tagged With: 02109 Boston Condos, Battery Wharf, Commercial Street Condos

Atelier 505 Boston South End Luxury Condos

December 3, 2007 By Boston Real Estate Observer

2007 has seen a fair amount of action at one of the luxury anchor properties in the South End, Atelier 505. 11 units sold in the building, 2 are currently for sale, and 1 is under agreement – a steady 15% turnover rate in the 103-unit building.

Price per square foot (of the sold properties) in the building ranged from $690 to $982, quite a large range, accounted namely by inclusion of parking and outdoor space in some units versus others.

More information can be found on the two available units in the attached PDF file (see Atelier 505 available units 3.36 MB). Additionally, we have recently posted further background information on the South End ultra-luxury development on the following page: South End Atelier 505.

Filed Under: South End Condos Tagged With: 02116 Boston Condos, Atelier 505, Tremont Street Condos

Gateway Terrace 40 Fay Street Open House

December 2, 2007 By Boston Real Estate Observer

Our Featured Open House of the week is a stunning 1+ bedroom 1 bathroom unit at the South End’s Gateway Terrace condo development, specifically, the Hallett building at 40 Fay Street.

We’ve been talking a lot about multiple exposures lately (see Leather District Lofts with Multiple Exposures), and this unit doesn’t disappoint. Gateway Terrace was completed in 2005, and there are 130+ units across the three building development, 46 being in the Hallett building, which stays more quiet due to the buffer it enjoys from Harrison Avenue and Washington Street.

Unit 202 at 40 Fay Street is listed at $469,000, offers 886 square feet ($529 per square foot), multiple exposures, bamboo flooring, cherry cabinets, granite counters, Franke faucet and sink, Fisher & Paykel refrigerator and dishwasher, Bosch wall oven, gas cooking, and Bosch washer/dryer. Deeded parking is available to purchase separately for $60,000 or to rent for $250 per month.

The open house will take place on Sunday, December 2, 2007 from 2:15 PM to 3:30 PM. Kim Baccari is the listing agent representing the Seller. Should you need Buyer’s Agent representation for this South End condo, or any other unit in Boston, please contact us.

Filed Under: Boston Open Houses Tagged With: 02118 Boston Condos, Fay Street Boston Condos, Gateway Terrace

Interesting Week for Boston Condo Pricing

December 1, 2007 By Boston Real Estate Observer

In addition to 285 Columbus Lofts releasing initial price points on several units (see Prices Announced at 285 Columbus Lofts), the past week saw some interesting things happen with price reductions, and increases, mainly in high-end properties that have been on the market for some time now.

270 Clarendon Street – a two-unit ultra-luxury redevelopment in the Back Bay called The Maisonettes saw its unit 2 get a $200K+ price increase. The unit has been listed on the MLS for over 500 days in total. Talk about bucking the trend. 270 Clarendon is located at the southwest corner of Clarendon and Marlborough Streets 2 blocks west of the Public Garden.

D4 Condos – the development team at the South End Boston condo development chopped prices on two units (5 and 13), almost $100K each, putting one just above $600 per square foot, and the other just below. Quite a surprising move, given the quality of this Philippe Stark building (interesting to note is that the one deeded parking space that came with each unit were removed from the listing, and are now being made available for $70K-$90K). Ultimately, we’re looking at a $10K-$30K price reduction). Also interesting to note, the grand penthouse is now Under Agreement – truly a one-of-a-kind condo in the South End, the entire city for that matter, originally listed for $3.2 million, reduced to $2.9 million.

134 Beacon Street – a 5-unit redevelopment (sounds familiar, see 676 Tremont Street for another high-end 5-unit rehab) in the Back Bay saw two of its units (201 and 301) splurge on $400K price increases. Again, quite surprising, especially with the units being on the MLS for 190+ days. Perhaps a conversation with the D4 team is in order?

Harbor Towers – units in this Waterfront megaplex continue to get dumped on the market. We are warning clients to, unfortunately, be very cautious as it relates to Harbor Towers for the immediate future given the situation with the HOA and large ($100K+) assessments currently being sorted out – one of your first questions regarding any unit at Harbor Towers right now should be around how the special assessment is being paid (some Sellers have agreed to pay, others will pass this onto the Buyer, your Buyer’s Agent can provide further guidance). Those who like an interesting situation may be all for Harbor Towers right now as an investment, as many units are selling at a “discount” – there are 21 condos for sale at Harbor Towers Boston.

Filed Under: Boston Condos Tagged With: D4 Condos, Harbor Towers