Harborview Navy Yard Condo Auction Status

October 22, 2007 By

There’s been some confusion, and ambiguity, surrounding the Harborview at the Navy Yard auction. As Boston Condo Guy reported in early September (Harborview Navy Yard Fails, Now Luxury Rental), Harborview was yanked from the market as a 224-unit for sale condo development, and was slated to become a luxury rental property. It was recently announced that parties involved with Harborview are inching towards making that a reality.

Why do we say inching? Well, the auction that will be take place on Thursday, November 8, 2007 at 11am is looking for a suitor of the entire development, not the individual condos themselves. The entire development still has to be sold off, and the new owner would then proceed with renting out, or perhaps even selling off, units. In other words, if you are a Buyer looking to acquire an individual Harborview condo at below market rates, do not show up to the auction. The development’s suitor needs to put down $1 million in a cashier’s check the day of the auction, with 10% forthcoming 10 days later.

Paul E Saperstein Co., the party who is handling the auction, is working on behalf of Riemer & Braunstein LLP, who is foreclosing upon Eurohypo AG, who apparently backed Trammell Crow (project developer) to get the work done for them. The mortgage of record is for approximately $95 million, so the auction should fetch somewhere in that area – it’s currently uncertain as to what the outstanding balance actually is, given construction loans and other financing more than likely obtained throughout the development process.

Will the Harborview condos ever be sold off to individual Buyers? The answer to that is more than likely, no, at least in the short term. At this point there has not been any condo documents filed. A new owner could potentially use the property for rental purposes or proceed to move forward in the documentation required for condos. It looks more realistic that Harborview will continue down its course of becoming a luxury rental property, eventually.

For further details, view the Harborview Auction Packet (6.7 MB PDF)

Filed Under: Charlestown Condos Tagged With: ,

South End Brownstone Restoration Open House

October 21, 2007 By

Our Featured Open House this week is a 5-unit restoration project in the South End at 676 Tremont Street. The complete redevelopment is being called a classic brownstone, architect designed, luxury condominiums.

The condos have been professionally designed, and most include gas fireplaces, Gioa Italian marble bathrooms, Brazilian cherry hardwood floors throughout, patio decks, and built-in flat screen wiring. Parking is included in the penthouse unit, and available in for an additional price with other units. Units range in size from 780 to 1,607 square feet and in price from $629,000 to $989,000.

The open house will take place from 11am to 1pm at 676 Tremont Street on Sunday, October 21, 2007 – tell the listing agent that you heard about this open house from Boston Condo Guy. For more information, buyer representation, or to setup a second showing after you see the units later today, please contact us.

676 Tremont Street Condos

676 Tremont Street Condos

676 Tremont Street Condos

Filed Under: Boston Open Houses Tagged With: , ,

J.J. Foley's South End Opens Cafe

October 20, 2007 By

We had the opportunity to stop into J.J. Foley’s in Boston’s South End for a grand opening expansion party. The well known bar has just expanded to add a cafe where one can now get lunch, dinner and weekend brunch.

The spread of food, including mimosas, bloody mary’s, and full samples from the new brunch menu, was excellent, the staff was friendly, and the atmosphere was great – hopefully they will keep the restaurant in the southernmost room, where they had the grand opening party, as it definitely has more of an upscale bar feel than the other two rooms in the property.

J. J. Foley’s is located at 117 E. Berkeley Street (between Harrison and Washington Streets) on the west side of Berkeley.

J. J. Foley's South End

Filed Under: Boston Restaurants

210 South Street Boasts Buyer Incentives

October 20, 2007 By

They started with 54 available condos at the 210 South Street condo development in the Leather District, and they now have 11. The development team has been coming up with new buyer incentives what seems like every quarter that the remaining units go unsold, including some significant price reductions back in August.

Currently, when you buy a 210 South Street loft-style condo, the development team will pay for one year of condo fees and one year of rental parking. Depending on what unit you are looking at, this could add up to almost $10,000 – would you rather just have the money?

The 11 remaining units at 210 South Street are priced from $575,000 to $1,450,000, and range in size from 1,119 to 2,759 square feet. The penthouse level has exquisite arched windows, with excellent views of the city. For more information on 210 South Street, or other Leather District condos and lofts, contact us using the link at the top of this page.

Filed Under: Leather District Condos Tagged With: , ,

Jeffries Point Condos in East Boston

October 19, 2007 By

Developers are continuing to upgrade East Boston one rowhouse at a time. Recently hitting the market is a total renovation of a hip, 3-unit rowhouse of two-bedroom one-bathroom condos located in the heart of Jeffries Point. Granite countertops, stainless steel appliances, sparkling bamboo floors, back porch, custom tile shower, and exclusive roof rights for the to-floor unit. Steps to Brophy Park, Piers Park and miles of Harborwalk paths.

This house has been renovated with “green” living in mind — bamboo floors, energy efficient lighting and water conserving plumbing fixtures. One of the best value in Jeffries Point.

Units 1, 2, and 3 are 665, 716, and 716 square feet respectively, and priced at $185K, $195K, and $219K. For more information about the condos located at 21 Lamson Street, please contact us.

21 Lamson Street East Boston Condos

21 Lamson Street East Boston Condos

21 Lamson Street East Boston Condos

21 Lamson Street East Boston Condos

Filed Under: East Boston Condos Tagged With: ,

Exclusive D4 Condo Photos

October 18, 2007 By

Based on popular demand, we have exclusive D4 condo photos for your enjoyment. The D4 condos, which recently received their Certificate of Occupancy, are a Philippe Starck design – the lobby and Winter Garden courtyard area, the interrogation windows surrounding the courtyard, and front doors (all below) are some of the common area highlights of this landmark redevelopment in the South End.

Eight condos are for sale at D4 currently, priced from $669,900 to $3,200,000. D4 is a boutique 25-unit development at Warren Avenue and Berkeley Street in the South End, and features a concierge, garage parking, elevator, bamboo flooring, exquisite marble baths and counters. D4 stands with the Penny Savings Bank as premier landmark properties to call home in the South End, and the city.

D4 Lobby & Courtyard

D4 Lobby & Courtyard

D4 Courtyard

D4 Courtyard

D4 Condo Front Doors

D4 Courtyard

D4 Interrogation Windows

Filed Under: South End Condos Tagged With: , , ,

Prices at Macallen Building

October 17, 2007 By

We’ve received a number of requests from clients interested in pricing levels at the recently opened Macallen Building, the green LEED-certified 140-unit luxury development in South Boston.

There are currently 32 units that are available in the development, with pricing starting at $475,000 (approximately $600 per square foot). Units include very high-end amenities, and access to a host of services provided by the dual-access Macallen and Court Square Press buildings (gym, heated pool, screening room with kitchen and bath, garage parking, etc.).

For more information: Macallen Building Pricing Information (PDF)

For more information on any of the individual units at the 141 Dorchester Avenue Macallen Building, or to setup a showing, please contact us. Dig a little deeper and learn more about the history of the neighboring Court Square Press building, and where the Macallen Building got its name.

Macallen Building

Filed Under: South Boston Condos Tagged With: , ,

Providence on Newbury is Shaping Up

October 16, 2007 By

The Providence on Newbury photo immediately below was taken in the May 2007 timeframe, when heavy construction was still ongoing at the Providence on Newbury condominium development located at 294 Newbury Street in Boston’s Back Bay.

Providence on Newbury

Fast forward to the present, and you can see by the below exclusive photo that work has progressed nicely, along with newly planted grass, and the removal of the ugly construction fencing.

Providence on Newbury

The Providence on Newbury is a 7-unit high-end condo rehab project in the heart of Back Bay’s trendy shopping and restaurant row. The grand penthouse was never available due to it being held by a family member of the development team, however, the remaining units have gone somewhat quickly, and a single two-bedroom two-bathroom 1,550 square foot unit remains. Priced at $1,430,000, the unit comes with parking, direct elevator access, subzero/wolf kitchens with an indoor grill, oak floors, marble baths, laundry in unit, central heating and air conditioning, an open floorplan, great condo association with strong initial reserve. and 9 windows on Newbury Street.

Previously sold units in the boutique development are commanding strong sales to list price ratios with Unit 3A, a one-bedroom listing for $565,000 and selling at $569,000, and Unit 2A, a two-bedroom two and a half-bathroom listing for $1,425,000 and selling at $1,400,000.

Condo fees for the remaining two-bedroom unit in this 1885 original construction building are $616. For more information, or to setup a showing, please contact us.

Below are several photos of the very tastefully done Unit 2B, note that the Providence on Newbury has indeed received their Certificate of Occupancy, so this one remaining unit is move-in ready.

Providence on Newbury

Providence on Newbury

Filed Under: Back Bay Condos Tagged With: , , ,

1330 Boylston Mixed-Use Rental Development

October 15, 2007 By

Boylston Street is seeing a lot of development this year, with the Boston Mandarin Oriental, and now, the Samuel & Associates mixed-use development at 1330 Boylston.

1330 Boylston is a 200+ unit upscale rental development, which will also offer commercial and retail space. Leasing of units at 1330 Boylston will begin in April 2008, and the tentative move-in date for the 200+ apartments is August 2008. We have confirmed with Samuel & Associates that the entire development will be rental, no condos for sale.

1330 Boylston will feature a Fitness Center, Club Room, WIFI, Concierge services, garage parking, and spectacular skyline views. Rental units will boast stainless steel appliances, granite countertops, in-unit washers & dryers, walk-in closets, and individually controlled heat and central air.

Something interesting that 1330 Boylston has done is provide a live construction cam to see up-to-the-minute development progress from a neighboring building. Condo developments (rather than rentals) should take note of this unique feature moving forward – some developments (Battery Wharf, and FP3 Boston for instance) have picked up on this as something that potential buyers want to see, as well as buyers who have already made reservations for units, but it needs to be leveraged more going forward as buyers want access to real time high-quality information.

Filed Under: Fenway Condos Tagged With: ,

D4 Police Station Condos Featured Open House

October 14, 2007 By

As we recently reported the D4 Condos located at 7 Warren Avenue in the South End have received their Certificate of Occupancy, and they are celebrating by holding our Featured Open House of the week.

The D4 team have molded the old and the new, restoring one of the landmark properties of the South End. The former U-shaped police station was fitted with a glass and steel enclosure during redevelopment along Gray Street (picture immediately below), in order to create an enclosed Winter Garden and exquisite lobby area, which will have greenery climbing the walls.

D4 South End Condos

Philippe Starck, and his Yoo Ltd. team, played a critical role in the design of the redevelopment efforts, from the one-way mirrored windows overlooking the courtyard (a play on the police station interrogation room theme) to the sleek and bold interiors.

Eight Seven condos remain for sale at the development ranging in size from 798 to 3,571 square feet, and in price from $669,000 to $3,200,000.

D4, aside from standing for the former District 4 Boston Police Station, means Design, Detail, Drama, and Destination as it relates to the new condo development. The exclusive photos below display the completed redevelopment of the former D4 Police Station on Warren Avenue (the condo development), and the new D4 Police Station on Harrison Avenue (the actual new police station).

The D4 Condo Open House, located at 7 Warren Avenue will take place Sunday, October 14, 2007 from Noon to 4:00 PM. Please let the Listing Agent know that Boston Condo Guy sent you. If you would like Buyer representation on the purchase of one of the 8 7 remaining units, please contact us.

D4 South End Condos

New D4 Police Station

Filed Under: Boston Open Houses Tagged With: , , ,
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