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.
Keith Munsell 
Don’t forget the dual flush toilets!
Thanks for the post, I was wondering how sales were progressing there. Are there actually 32 units left unsold in the building, or 32 units that they currently have listed? To say the least, both of these building have the ‘wow’ factor from street level, especially the Macallen, which is really a unique design.
When I first began my condo search a few months ago (still ongoing!), the Macallen and Court Square Press buildings were the first that I explored given the massive publicity that each has attracted (and Pappas has purchased).
The first thing you will notice, especially if you see a unit through the onsite sales office, is how pompous these people are. They spend the better part of an hour talking about themselves, their involvement in the building, their wives’ yoga studios and wine bars that are going to open on the ground floor, and how incredible the developer is and how Pappas just does everything perfectly (an interesting statement considering their history of bankruptcy, lawsuits and foreclosure actions as mentioned in an article on BostonSeaport.com–this was a huge issue for me right up front). The second thing you will notice is immaculately clean hallways, common areas, a beautiful courtyard at Court Square Press and an impressive, although arguably useless, green roof at the Macallen building (not the roof of the building itself, the roof of the garage next to the building, although you do have access through Macallen).
The first units I saw were in the Court Square Press building. Beautiful kitchens (high-mid-end), beautiful floors, cheap bathrooms, very small (compare 1000 square feet at Court Square Press to 1000 square feet at Fort Point Place–the layout makes all the difference), and poor light, at least in the units that I saw (facing the courtyard). Garage parking was included in the units that I viewed, but you had to leave the building to get to the garage, as it is located at the Macallen structure–not a huge deal.
Next, we moved on to the Macallen building. It is impressive, but one can’t help but wonder if in their quest for simplicity meets style, they went a little bit overboard–it has the feeling of being overly engineered as opposed to organic flow. Regardless, the hallways are simply beautiful–have never seen anything like it actually, and the air quality is incredible (I am not a greenie and I noticed it). Entering into the units though that sense of euphoria ends. Small, oddly shaped spaces (I’m talking about the 600k-800k units), kitchens that don’t seem to be of quality (they seem rather flimsy), and bathrooms that look high end until you get up close. One of the prime selling points seemed to be the low condo fees, which include everything from heat to internet, but we all know that condo fees typically go up post-construction. Another selling point are all of the green features which are supposed to save money for residents (the building uses less water, has efficient heating systems that meet some sort of LEED standard etc.), but who knows how much all of these fancy and intricate systems cost to maintain–I have no idea, but I would imagine a lot. Another issue I had, considering all of the green talk pushed down my throat, is that I heard, although wasn’t able to verify, that the developer is keeping a penthouse unit that has a retractable roof–I wonder how much electricity is used every time that roof is opened and closed, not to mention the energy that is lost. Again, that is possibly just a rumor, but I heard it from several different sources.
In short, I simply didn’t think they were worth the money (although I say that about a lot of units that I see, including one that was sold after a single open house and even my realtor said was overpriced). That area isn’t proven, and although they will point out all of the developments going up, I believe (although not positive) that they are all by Pappas (Allele, 36A). Things are just happening a bit too fast over there, and saturation is definitely another concern. If the units were to come down in price 100k-200k, I would probably buy one though–for investment, but not to live in.
How could I forget such a crucial feature? Yes, the dual flush toilets…another interesting note is that if unit owners wish to renovate the kitchens and baths within the unit, I was told that all of the appliances have to meet a certain energy standard..I guess that means no Viking, Wolf, SubZero etc. I think this is going to really appeal to some people, and not so much to others.
I think the best deals over in that area right now are at the Channel Center building (there is currently a very nice unit on the market at 515k on a high floor, with an awesome balcony and 1.5 bathrooms and garage parking) and Fort Point Place (a couple of really nice units that are right next to each other can be purchased separately or together for a total of over 3,000 square feet, two garage spots, two full bathrooms, and some really awesome built ins).
Again, just my 2 cents, and my personal preferences don’t necessarily mimic those of the masses!
Thank you for your comments Jeremy, and John 🙂
The number of current listings represent both resale and unsold units. A good majority of all listings that hit the MLS in both Court Square Press and Macallen have the Seller represented by Pappas Properties – be them resale or existing Macallen units, a fair amount of them will be held by Pappas.
Pappas does not have involvement with the Lofts at 36 A. The last time we spoke with the front office at Pappas, there appeared to be some sort of involvement with Allele from the standpoint of bringing in Tapeo to the ground floor commercial space, but nothing more.
To the point of saturation in northern South Boston, it’s not there yet. Continued investment and development, both on the residential, as well as commercial and retail side will foster further interest in the area, especially as a lower cost alternative, with a somewhat similar amenity level, to the South End. Court Square Press, and the Three South Boston Amigos (Macallen, Allele, Lofts at 36 A) are breaking the pricing mold for the area, and have now set a new baseline for that part of the city.
Macallen, because of its price point (due to the green nature of the building), with the combination of location, will take longer than normal to be absorbed into the market, we predicted this a while ago.
Don’t forget how convenient that neighborhood is. T stop at your front door, with buses to Back Bay, Downtown, Med Center. 93 N & S and Masspike access at your back door. Cross street to Harborwalk and 10 minute walk to Seaport and 15 minute walk to South Station.
Fort Point Channel sorely lacks that direct access to T and hi-ways.
I looked at both Fort Point Channel and Court Square and am very happy to have chosen CSP. As pompous as they can be in the office, there are a ton more friendly normal people living in the developments.
The neighborhood has a nice little W. Broadway Neighborhood Association doing great things, and striving to do much greater things. Little things like weekend cleanups, landscaping around T and bridge, and adding flowerpots on islands go a long way. Since Pappas has such a high stake in the transformation of the neighborhood, they are a huge help (monetary and other) which far outweighs their attitudes.
Oh one last thing – the green roof on the garage is far from useless. Whether having a cookout in private bbq pit areas, sunbathing by pool, or swimming at night with awesome city skyline views (all of which we took advantage of) – it is a truly amazing amenity. Not too many places can offer something similar.
Just for the record, CSP condo fees have never been raised and were actually lowered this year when Macallen was occupied.
Fort Point Channel developments are just as accessible to major roads. The areas sit just around a mile from each. With regard to public transportation, you have a point. I still disagree on the green roof. I used to live in a building with 87 units and a pool and courtyard around three times the size than at Macallen, and that got crowded. Come summer time, that tiny little green roof is going to fill up fast, and I’ll bet that within a year they limit the hours of the pool due to insurance premiums (bye bye moonlit swims).
With regard to raising condo fees, I won’t be convinced that they won’t until all of the units are sold. As of now, both CSP and Macallen have units for sale by the developer. Contrary to public belief, CSP is not sold out.
Ceelo, you sound like you work there. I’m sorry but Jeremy is right. The people are pompous at best and duplicitous at worst. The “nice little W. Broadway Neighborhood Association doing great things like weekend cleanups, landscaping around T and bridge” is a joke. Their cleanup newsletter encouraged going under the bridge and grabbing every last possession transient people owned (bedding, clothing, food, you name it) and throwing it in the dumpster. I’m no apologist for the homeless, but that is just wrong. Peruse the 9 W Broadway association website and you’ll find people complaining about everything from the speaker announcing the T being too loud to the courtyard sprinklers overwatering the plants. Basically, these people have too much time and money on their hands. With all of the overbuilding that is going on in the city as we head into a serious downturn, I’ll save my 750k and get much better value elsewhere.
Trent, I told you I live there (after choosing CSP over Fort Point area- which I like). I am still there and still like it. I am in no way affiliated with the Pompouses, I mean Pappases though. Believe me.
You are so off base about the homeless. After working closely with the mayor’s office, the Boston Police and the Pine Street Inn, those people refused to get help anywhere else. So after shooting up and pissing in the middle of the street enough, instead of taking a sober night at Pine Street (which came by in vans multiple times to offer assistance), the City of Boston finally came over to clean up their mess.
Since then they have inserted two new streetlights on either side of the bridge. Now it is much lighter and safer – plus it is not a home anymore for them.
I feel bad for homeless too, but if I am walking my mother-in-law to her car at night, I shouldn’t have to worry about safety or watching a grown drunk pissing in the street. So the association did the right thing and went through the right channels to have it handled properly. No problem exists anymore.
I don’t for one second disagree that the Pappases are pompous, or even the most pompous people I have ever met. It really doesn’t affect my life so I wouldn’t tell someone to buy/not buy here because of them.
Hey to each his own. Most of CSP sells for less than 750K anyway so it shouldn’t be compared with Macallen.
Wow, Ceelo – “those people”?
Glad I moved out of Southie and the SE – the Disney-fication of it all disgusts me.
p.s. – drunks pissing in the street is part of city living.
To each their own is correct. This is from the W. Broadway Neighborhood Association newsletter:
Decreasing loitering on Broadway Bridge and Foundry Street: People appear to have stopped loitering at the Broadway Bridge/Dorchester Ave intersection. There are fewer people loitering under the bridge, but there are still 2-3 people that sleep there consistently.
WBNA is working with the police and owners of the clean-out trucks to remove furniture/trash from under the Foundry St Bridge. Additionally, WBNA will contact Inspectional Services regarding the trash.
Residents can also help by removing blankets, furniture and other materials from under the bridge. The trash can be emptied into the dumpster on Foundry St.
People have been working with us to remove the homeless people from under the bridge. To date they have made one arrest.
Heaven forbid the homeless interfere with ongoing gentrification.
Maybe after they finish throwing out the belongings of the homeless the Neighborhood Association can get to work re-routing that pesky parade that disrupts their lives every March. You know, in the name of safety and all that.
Being a recent Macallen resident, I find it utterly sad to see individuals that cast judgment upon others, due to their choice of residence. I have only found kind and “real” people that are far from the description painted above. The Macallen and Court Square buildings are a positive addition to the neighborhood with many positive and hard working people that chose to live there. Accept differences people, its the city with all walks of life and income levels.
No one is casting judgment on others due ‘to their choice of residence.’ They are casting judgment on people who throw away the belongings of homeless people and complain about living in a more urban environment after voluntarily purchasing property there. Change takes time, and the neighborhood has transformed and will continue to do so….but for some people, they want an overnight turn around and that isn’t going to happen.
these blogs are really helpful, especially Jeremy and John. Thanks, guys. any comments on Nouvelle at Natick?
I am not too familiar with Nouvelle at Natick aside from what has been written in the press, but I’m not a huge fan. However, I think the place holds a lot of value for older folks who desire covered parking, security, and shops at their doorsteps, not to mention that the mall is a great place to get some exercise when it’s too cold to walk around outside.
In my opinion, negatives include prices that seem to be very high, heavy traffic and the fact that luxury condos in the ‘burbs just don’t sound appealing to me.
I recall reading an article recently where an older couple purchased a condo and then convinced their single son to purchase one as well. It appealed to him (or his parents) because instead of going ‘out’ to a bar, he could go ‘down’ to a bar, and that it would be a great way to meet someone.
Another couple stated that they loved shopping so living above a mall made sense to them. Another individual who was considering the purchase of a unit explained she was attracted to the development because she spends too much money on Manolo’s to have people spill beer on them when she goes out in more college-student-saturated areas (this statement seemed a little ridiculous–has she ever been to the mall (or any mall) on a Saturday evening to check out the crowd?!).
Your potential neighbors should be a selling point when considering the purchase of a condo. To me, from the individual profiles they provided in this particular article, they seem more like a deterrent.
I’m considering Macallen because I heard there might be some steals over there recently. The blogs by people here have been really helpful in getting the lowdown. I like the idea of recycling, clean air and proximity to downtown, but also don’t like to hear about homeless people’s things being trashed. I’m going to see about the OH. If anyone sees this entry could you let me know if you have any updated info on it over there? Thanks.
Sara, the least expensive unit in the building, unit 206, is being held open on Sunday, January 18, 2009 from 1:00 PM to 3:00 PM – it’s listed at $419,900, after a recent price reduction.
Macallen price/SF is significantly higher than Allele or 36A. What price point (with respect to $/SF) would you suggest the market rate is, and what can it be attributed to?
In some respects, minus the amenities, Allele sounds like a better investment – space for space. Agreed?
Ryan, as of today, with what is listed for sale, price per square foot in Macallen is approximately $550, Allele is approximately $470, and 36 A is approximately $548. Price per square foot, when looking at the market, or even a neighborhood, is not the most appropriate statistic to focus on – there are some inherent limitations to the statistic. That said, price per square foot is an appropriate measure if comparing units within a single development, but only after taking into account unit differences (perhaps floor level and view for instance).
Amenities are an integral part of what creates a space, so if you “minus the amenities”, can you really make a reasonable comparison? As well, a comparison between Macallen and Allele (or Macallen and almost any other Boston condo development for that matter), regardless of building amenities, is a dangerous comparison to make given that construction standards were radically different at Macallen than elsewhere; on the surface, you may have a product that looks similar, but if you pull back the layers, Macallen is inherently more complex and intricate – that said, it doesn’t mean that everyone is willing to pay a higher price for the product, but it does provide justification for why it is higher (than Allele).
Thanks, Great response! It may be that I rely too much on the $/SF…
As I am comparing both buildings, what concerns would you have with the low saturation in Allele (i.e. negative equity, HOA spikes, developer goes belly-up)? With these in mind, it might suggest Macallen is a safer bet.