150 Chandler Street - Unit 3 Boston, MA : South End 02116
MLS # 71033581
List Price: $569,000
Territory Rebate: $9,230

This gracious 3 bedroom home offers up the ultimate location. Situated on the border of both the South End and Back Bay, the best that these two neighborhoods offer are steps from your door.Soaring ceilings greet you upon entrance. The expansive and open living dining area has a loft like quality,and hardwood floors and recessed lighting give it refinement.The fully applianced kitchen boasts ample counter space. All the bedrooms are ample in size. High owner occupancy, and prof. management.

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Listing courtesy of Jennifer Gelfand @ Keller Williams Realty Boston. This property information was gathered from third party sources including the seller and public records and was complied by MLS Property Information Network, Inc. Territory Real Estate, LLC disclaims any and all representations or warranties as to its accuracy.

MLS #: 70919947 - Condo - Brownstone
Address: 386 Commonwealth Ave - Unit 42 Boston : Back Bay
List Price: $299,000
Territory Rebate: $2,480

Buyer’s Agent: Mary Hios

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A brownstone elevator building in Boston’s Back Bay. The unit is extremely efficient and features a renovated kitchen with granite counter-tops, stainless steel appliances, and cherry cabinets. Bathroom features a new Kohler shower. Hardwood floors and high ceilings throughout. Access to a roof-deck overlooking the Charles.

Courtesy of Edmund, Boston Entry Only

In the 1970’s Ted Raymond paid less than $500,000 for a lot located on 161 Commonwealth, a price so low it might be considered stealing in today’s Back Bay market. Raymond believes today the lot - post development - could put $20-40 million back in his pocket.

Raymond plans to build a 5 story luxury condominium building on the empty lot, each floor having one 4,000-square-foot unit. The units will range in price from $6.4 million to $8 million, Mandarin Oriental pricing style. 161 Commonwealth will also include 11 underground parking spots for owners.

The current economic woes have put a damper on the projects schedule, however, as construction loans are near to impossible to come by. Due to such buffers, Raymond has made clear he will not begin construction on the lot until he has agreements to sell 3 of the units.

So, the big question remains, will the development sell as the economic crisis worsens? While the high(er) end residential real estate market tends to be insulated from economic slumps, it is becoming quite evident we are experiencing more than a slump; This time the economic issues are draining wall $treet. According to Boston.com, Boston sales have dropped 15 percent, largely due to a lack of supply for prospective buyers. According to the tax records, in the last year 1 condo and 1 single family residence sold over 6 million in Boston, a shift from the year prior when 3 condo’s sold and 0 singles. Currently 20 single family and condominium properties are on the market for over $6 million, 4 of which are in the Mandarin. Would a property like 161 Commonwealth be able to compete? My advice: Raymond, hold. Although, there is no harm in selling pre-construction. Low risk/cost and you can get a feel for demand.

MLS # 70824637 - Condo - Rowhouse
Address: 230 Beacon St - Unit 2B Boston, MA : Back Bay
List Price: $237,500
Territory Rebate: -$245

Listing Office: Sold On Sunday, Inc.
Seller’s Agent: Phillip Wade
Buyer’s Agent: Mary Hios

Location: Back Bay is an officially recognized neighborhood of Boston, Massachusetts. It is an upscale residential, retail, and commercial office district. Back Bay and neighboring Beacon Hill are considered Boston’s most expensive neighborhoods, with townhouses regularly selling for millions of dollars. Popular upmarket shopping destinations include Newbury and Boylston Streets as well as the Prudential Center and Copley Place malls. Architecturally the neighborhood is dominated by Victorian brownstone buildings in its northern, more residential portion; the southern part of the neighborhood is far more commercial and is home to some of Boston’s tallest skyscrapers. - Wikipedia.com

Three Up:

1. Pristine Location - Riverside of Beacon Street
2. Great Patio and Built-In Bbque
3. Owner Selling Directly, Opportunity for a Good Deal

Three Down:

1. High Price/Sq Ft due to location
2. Kitchen is Updated, but not Renovated
3. Unit is Very Small (Approx 300 Sq Ft)

Guide’s Opinion: This is a great opportunity to buy value in a neighborhood that’s very desirable. The river side of Beacon Street is averaging in the high $700 -800’s per square foot. The fact that the owner is selling the Unit directly could be viewed as a savings opportunity. This property will hold its value in the long run. This is a great income investment or a perfect first home for a student or young professional.

Territory Rating: Strong Buy

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MLS # 70519008 - Single Family - Attached
Address: 128 Commonwealth Avenue Boston, MA : Back Bay
List Price: $11,950,000
Territory Rebate: $234,005

Listing Office: Gibson Sotheby’s International Realty
Sellers Agent: Beth Dickerson

Location: Back Bay is an officially recognized neighborhood of Boston, Massachusetts. It is an upscale residential, retail, and commercial office district. Back Bay and neighboring Beacon Hill are considered Boston’s most expensive neighborhoods, with townhouses regularly selling for millions of dollars. Popular upmarket shopping destinations include Newbury and Boylston Streets as well as the Prudential Center and Copley Place malls. Architecturally the neighborhood is dominated by Victorian brownstone buildings in its northern, more residential portion; the southern part of the neighborhood is far more commercial and is home to some of Boston’s tallest skyscrapers. - Wikipedia.com

Three Up:
1. 3 Private Roof Decks
2. Single Family classification
3. Oversized Great Room
Three Down:
1. $1327 Price Per-Sqft
2. 2 years On Market
3. Ornate Finishes and Fixtures

Guide’s Opinion:

This breathtaking property, owned by car dealer Herb Chambers dropped last week to $11.95 million, from $14.95 million. Properties at this price point are for a very thin market of buyers, as evidenced by the fact that it has been listed for almost 2 years. Some of the exquisite features include a magnificent Great Room, elevators and a grand staircase connecting all floors.

Territory Rating: Hold

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This new to market condo looks incredible … Gorgeous inlaid floors, original fireplace, huge oval window, upgraded kitchen, 2 bedrooms/1.5baths, common roof deck, and deeded parking that is directly accessible. $719,000 listing price, Territory Price (before we even start negotiating!) is $706,020

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MLS # 70823021 - Multi Family - 3 Family
Address: 46 Saint Germain Street Boston, MA : Back Bay
List Price: $1,550,000
Territory Rebate: $18,255

Listing Office: City Realty Group
Sellers Agent: Adam Kotkin

Location:
Back Bay is an officially recognized neighborhood of Boston, Massachusetts. It is an upscale residential, retail, and commercial office district. Back Bay and neighboring Beacon Hill are considered Boston’s most expensive neighborhoods, with townhouses regularly selling for millions of dollars. Popular upmarket shopping destinations include Newbury and Boylston Streets as well as the Prudential Center and Copley Place malls. Architecturally the neighborhood is dominated by Victorian brownstone buildings in its northern, more residential portion; the southern part of the neighborhood is far more commercial and is home to some of Boston’s tallest skyscrapers. - Wikipedia.com

Three Up:

1. Great Rental Location
2. 2 Units are Renovated
3. 9′ Ceiling Height in Basement

Three Down:

1. 1st floor is Un-Renovated
2. $651 Price Per-Sqft
3. Electric Heat

Guide’s Opinion:
Investing in this location is a savvy move. You can bank on steady demand thanks to nearby Northeastern University but you also have great upside because of Saint Germain Street’s proximity to the Copley Mall and Newbury Street. This has all the makings of a great buy, hold, condo and sell strategy. The price at $651 per sqft is just ok. The fact that renovations need to be made to the first floor unit make it a littler harder to swallow. On the other hand the 5 off-street parking spaces are worth their weight in gold.

Territory Rating: Buy

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It was a hard choice for our Editor this week since loads of beautiful condo’s surfaced. The below 2 stuck out among the group:

Gorgeous 1 bed/1bath in the south end with amazing upgrades and layout.

Beautiful 1bed/1bath in beacon hill with gorgeous exposed beams, charming character and fantastic quintessential beacon hill location.

Since our editor had such a difficult time choosing we put the remaining new to market picks on this link.

Charlestown - beautiful 1 bed/1bath with a private deck. Nice price per square foot.

Jamaica Plain - Gorgeous 2bed/1bath with a nicely renovated kitchen. Near the T and pond.

South End - Incredibly renovated parlor-level condo. Pine floors, fabulous kitchen and great outdoor garden/deck.

Back Bay - 1000+ square foot 1 bedrom unit with deeded parking and outdoor patio.

South End - Fantastic - and rarely seen - price per square foot for this part of Boston. The unit is 3 bedrooms plus deeded parking, roof rights, deck, central AC and in unit laundry.

2 bedrooms with high ceilings in the South End for $472 a square foot.

3 bedrooms and 2.5 baths with 2 car parking in South Boston at $282/square feet.

Fixer upper in prime back bay location. 2 bedrooms, private deck and deeded storage.

Absolutely fabulous 2400+square foot 3 bedroom/1.5 bath in Jamaica Plain with incredible renovations. $223/sqre feet. Tough price point for JP but potential great deal in the high(er) $400,000’s.

Another JP beauty - this one a renovated mansion, Pondside - that just had a price drop.  3 bedrooms/3 baths.