02116 Boston Condos Archives - Page 4 of 12

Mandarin = Affordable. Possible Typo?

September 27, 2008 By Boston Real Estate Observer

The Boston Courant ran an insightful piece this weekend that gave some visibility into the Mandarin Oriental rental apartments that are now available for rent, and ready for move-in shortly.

New housing projects in the city of Boston with more than 10 units are required to include an affordable component with units “comparable” to market-rate units. The Boston Mandarin Oriental Developer, CWB Boylston, LLC, is leveraging their apartment rental units to fulfill the affordability requirement, and interestingly, decided to bypass the “comparable” piece and make the affordable rental units the same as the market rate rental units.

A two-bedroom market-rate apartment…rented for about $12,000 per month. That same two-bedroom unit, [with the same finishes] will rent for $2,316 a month to a four-person household not making more than approximately $102,950, or 120 percent of the areas’s median income.

The 14-story residential tower will house 10 affordable rental units, along with 25 market-rate ones, all between floors four and eight. While there are affordable units on the rental side, the for-sale condos, which sold out long ago, with some now going through resale (see Buzz Continues at Boston Mandarin Oriental) have no affordability component to them – recent closings on for-sale luxury condos at the Boston Mandarin Oriental include:

E-9C $4,450,000
E-10B $4,095,800
W-9D $2,950,000
E-PH2 $13,089,000
E-10E $5,685,420
E-10A $5,616,300
E-9C $4,450,000
E-9F $2,223,920

Clarendon Back Bay to Block Pope's View

September 25, 2008 By Boston Real Estate Observer

In March 2008, we ran a story about the Clarendon (see Clarendon Back Bay Condos Looking Up), out of which came a conversation thread about whether the 33 story tower would block views of the Hancock Tower from the adjacent luxury Albert A Pope Building once the new ultra luxury Clarendon was complete.

It was somewhat speculation in March what the situation would entail, but it is apparent now that the Clarendon Back Bay will indeed block views of the Hancock Tower from the Pope condo development. Inside sources connected to the Clarendon are stating that the building should top off in approximately 6 weeks time, and the 33 stories will definitely block views of at least the lower portion of the Hancock Tower.

There were two units available for sale at the Pope building earlier this year, both have since closed for $1 million+ each, with price per square foot averaging a little over $600. Sales at the Clarendon appear to be strong, at a different price point ($1,100+ per square foot) entirely. Regardless of a direct view of the Hancock Tower, the 24-unit boutique Albert A Pope Building that sits above the Mistral restaurant will remain one of the premier condo developments along the Back Bay and South End border.

Filed Under: Back Bay Condos Tagged With: 02116 Boston Condos, 221 Columbus Avenue, Clarendon Back Bay, Columbus Avenue Condos, Pope Building

Moderately Priced South End Condo

September 14, 2008 By Boston Real Estate Observer

The northern part of the South End offers quiet tree-lined streets in close proximity to the Back Bay, restaurants deeper in the South End, and the remainder of the city by either foot or T. 406 Columbus Avenue Unit 2 is a condo that recently hit the market that offers a very well laid out floor plan, making it feel like you have much more than the listed 540 square feet.

A spacious living area with exposed painted brick, as well as a deck overlooking the very private Carlton park are several of the highlights of this unit currently listed at $399,000 with a $102 monthly HOA fee that includes water, sewer, and master insurance. This unit is conveniently located 3 blocks from the Orange Line Back Bay T Stop.

A first open house is scheduled for Sunday, September 14, 2008 from 12:00 PM to 1:30 PM. For more information on this condo, or others similarly priced in the South End, please contact us using the link at the top of this page (406 Columbus Avenue Boston, MA 02116).

Filed Under: Boston Open Houses Tagged With: 02116 Boston Condos, Columbus Avenue Condos

Buzz Continues at Boston Mandarin Oriental

September 9, 2008 By Boston Real Estate Observer

As the sidewalks around the Boston Mandarin Oriental clear, Bostonians (and beyond) are buzzing about the ultra luxury hotel, rental apartments, and for sale condos that will soon be move-in ready.

Closings of the for sale condos at the property began last week, with several 9th floor units along with a 10th floor unit being recorded as sold – average sales price per square foot has been approximately $1,500. In addition to the for sale condos in the development, there are 25 high-end luxury rental apartments that are coming online as available. Opening of the Mandarin Oriental is slated for October 2008.

In addition to the above-mentioned activity , there are six (6) Mandarin Oriental resale condos that are now available for sale (resale in the sense that they are being resold by owners who have not yet moved into the units). One of the currently for sale condos available is unit W-10B, a 3,564 square foot 3-bedroom 3.5-bathroom corner unit over Boylston Street in the west building adjacent to the Prudential Center shops – this unit is priced at $6,500,000 ($1,824 per square foot) and includes two garage parking spaces, while HOA fees are $5,500 per month, and include such things as hot water, water, sewer, master insurance, security, elevator, exterior maintenance, landscaping, extra storage, refuse removal, valet parking, and garden area.

The Boston Mandarin Oriental (condos) are perhaps the only downtown condo development that completely sold out well before a prospective Buyer could step foot in a finished unit, and it was done via an almost invite only type sales process. The six available resale units offer potential Buyers a chance to partake in what will be one of Boston’s most exclusive properties.

A breakdown of the currently available for sale units in the building is noted below. For more details about each unit, and/or to setup a private showing, please contact us.

E-10H 1,437sf 2bed 2bath $2,200,000 (1 parking space)
PH1-C 5,000sf 3bed 4.5bath $12,500,000 (2 parking spaces)
W-10C 2,683sf 3bed 2.5bath $4,295,000 (2 parking spaces)
W-10B 3,564sf 3bed 3.5bath $6,500,000 (2 parking spaces)
E-11F 1,830sf 2bed 2bath $3,050,000 (1 parking space)
E9-B 2,580sf 2bed 2.5bath $3,995,000 (1 parking space)

Important to keep in mind is that for views of the Charles River (for front facing units) and beyond, one really needs to be on at least floor 10, while the view opens wider on 11 and each floor after that. Commercial spaces within the complex will be occupied by Gucci, Freete, L’Espalier, and Sel de Le Terre.

Filed Under: Back Bay Condos Tagged With: 02116 Boston Condos, Boston Mandarin Oriental, Boylston Street Condos

Facade Visible at Bryant on Columbus

September 6, 2008 By Boston Real Estate Observer

Columbus Avenue, slicing the Back Bay and the South End, is home to multiple condo developments, both new and old. 285 Columbus Lofts recently completed construction and is approximately 90% sold. While just a stone’s throw from that site at the corner of Clarendon and Columbus is the Bryant.

We’ve been tracking the Bryant since before it broke ground, and provide the only exclusive time-series photo set of the development through construction (see Bryant on Columbus). Recently, the Bryant began revealing its face to the outside world. Moving away the construction tarps, Bostonians are getting their first look at the facade of the Bryant on Columbus, and it appears as though it will do a good job of blending a clean, and perhaps stately, polished looking finish with the older neighboring buildings.

While nearby residents to the Bryant have not enjoyed the constant construction noise, they will be happy to know that their property values will go up as a result of having a boutique luxury building nearby, beautifying the area along Columbus, and injecting more demand into local businesses.

The Bryant on Columbus currently lists 11 units, only part of their existing inventory, available in the MLS, providing a good feel for what is available in the building – mainly three-bedroom units, as well as an unprecedented four-bedroom unit, all ranging in size and price from approximately 1,900 to 2,800 square feet and $1,550,000 to $2,950,000 (penthouse). The Bryant will be a unique addition to the area, for more information and/or to setup a tour of the sales center, please contact us.

Filed Under: Back Bay Condos Tagged With: 02116 Boston Condos, 303 Columbus Avenue, Bryant on Columbus, Columbus Avenue Condos

Recently Sold Atelier 505 Condos

September 4, 2008 By Boston Real Estate Observer

Atelier 505 (at 505 Tremont Street in the South End) ushered in a new baseline of luxury condo living when it completed construction in 2004. While there have been several other developments before and after it, Atelier 505 remains as perhaps the most coveted concierge building in the heart of the South End. The 103-unit building sees little turnover each year given the amenities, location, and lifestyle that the building offers residents.

In 2008, 5 units at Atelier have sold (408, 309, 417, 202, 506), all of which closed on or after May 30th (Sellers leverage the “hot” summer selling season). The details around the sold statistics are interesting, most notably:

Atelier listings commanded a 95% sales to original listing price ratio
Only 2 of the 5 listings underwent a price reduction during the sale process
Average price per square foot was $847
Average HOA fees were $0.77 per square foot
Average Days on Market was 74 (excluding unit 408, it was only 29)
Sale prices ranged from $700,000 to $1,375,000
At least one deeded parking space was included in each sale

Atelier 505 sets the bar high for other surrounding condo developments, and will continue to remain one of the premier buildings because it provides a boutique feel while leveraging its medium size (of 103 units) to offer a complete package of amenities (onsite fitness, library, outdoor space, onsite parking, and 24 hour concierge) that other smaller, and sometimes larger, luxury developments cannot boast.

Currently for sale at Atelier 505 is a 691 square foot studio with outdoor space overlooking Tremont Street, listed at $689K (one deeded parking space is included). Contact us for more information.

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

Exclusive W Boston Residences Update

August 25, 2008 By Boston Real Estate Observer

Inquiries and interest continue to grow for the Boston W Hotel and Condos, an under construction mixed-use condo development scheduled to open in late 2009. By clicking on the ‘Boston W Hotel Condos’ tag above, you will gain access to all blog posts on the W Boston Condos – we’ve assembled some of the most exclusive photos of the condo development thus far, from panoramic views of the early construction site, to bird’s eye shots that provide unique views not seen anywhere else.

The Boston W development team is currently in the process of finalizing condominium documents, construction of a sales center that will house a model kitchen and bathroom, and preconstruction pricing for the studio, 1, 2 and 3 bedroom residences. Get more exclusive information and photos by clicking on the below hyperlink.

New Listing Available at The Prince

August 20, 2008 By Boston Real Estate Observer

In addition to the shopping and ice cream on Newbury Street there are several condo developments, including 360 Newbury and the Prince. The Prince is a 36-unit development at 201 Newbury Street that does not see a tremendous amount of turnover. However, earlier this month, unit 506 at the Prince, a 2 bedroom 2.5 bathroom condo sold for $770K after being on the market for almost 6 months – at 1,314 square feet, the unit offered a competitive $586 Back Bay price per square foot. Additionally, unit 309 at the Prince, a 1 bedroom 1 bathroom is currently Under Agreement after being listed for only 8 days at $687,500 ($700 square foot) .

The most recent listing at the Prince, unit 302, represents a rare opportunity to purchase a true Newbury Street condo (Newbury and Exeter Streets) in a concierge building. Priced at $835,000, this is the two bedroom Back Bay condo that many are searching for, boasting 2 bedrooms and 2 bathrooms along with 1 fireplace spread over 1,097 square feet ($761 per square foot) with a common roofdeck. The $699 monthly HOA fee includes heat, hot water, master insurance, security, elevator, landscaping, and snow removal.

For more information on the Prince condo development, and other Newbury Street condos, please contact us using the link at the top of this page.

Filed Under: Back Bay Condos Tagged With: 02116 Boston Condos, Newbury Street Condos, Prince Condo Development

285 Columbus Lofts Roofdeck

July 11, 2008 By Boston Real Estate Observer

So how’s the view from the common roofdeck at 285 Columbus Lofts? Stunning. But perhaps more exciting is what’s been happening inside at what is one of downtown Boston’s hottest new high-end properties. Pat Cutter and Elaine Dolley (the real estate salespersons representing the seller) have blazed a trail, selling 49 of 63 units in the loft-style development, positioning themselves to take a real run at selling out the entire building in less than one year (a rather unheard of feat for a building of its size and price point in the Boston market). The majority of the units that have sold at 285 Columbus Lofts sold in preconstruction, before doors ever opened to residents in May 2008.

Back to the roofdeck…the deck is situated in what seems to be an ideal spot, with the Hancock building towering behind you, the Financial District skyline to your left, and the South End front and center. Click on either of the two exclusive pictures to enlarge them. In terms of remaining units at the loft-style development, one-bedroom units are priced in the mid $500K to mid $600K range, while the least expensive two-bedrooms that remain are priced starting at $975K (on the Columbus Avenue side). For more information, feel free to contact us using the link at the top of this page.

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

Boston W Hotel and Condos

July 2, 2008 By Boston Real Estate Observer

Summer 2008 is putting us in the midst of multiple large-scale condo construction projects, including the Clarendon Back Bay, Avenir (rental), and the Boston W Hotel and Condos. The Boston W has risen out of a large hole in the ground in Boston’s Theatre District (see Boston W Hotel & Condos Construction Photos), and has now climbed almost eight stories tall.

You can see by the exclusive photos here that the W Hotel Boston will offer some bold and sharp building lines. The luxury condo-hotel building, poised to bring the Theatre District upwards of 120+ condos, is currently scheduled for an August 2009 opening. Until now, One Charles has had the luxury condo market cornered in this neck of the woods. The Boston W Hotel (and condos) should be a great addition to the city.

Filed Under: Theatre District Condos Tagged With: 02116 Boston Condos, 100 Stuart Street, Boston W Hotel Condos, Stuart Street Condos