June 19, 2007
733 Front: A Few Condo Floor Plans (And Some More Pricing)
A smattering of floor plans, condo/building features, and a neighborhood guide have been added to the website for 733 Front. And of course, we have some additional pricing:
∙ 733 Front #201 (1/1) 922 sqft - $725,000
∙ 733 Front #206 (0/1) 632 sqft - $605,000
∙ 733 Front #309 (1/1) 1,022 sqft - $785,000
∙ 733 Front #312 (1/1) 1,192 sqft - $940,000
∙ 733 Front #404 (1/1) 833 sqft - $870,000
∙ 733 Front #411 (1/1) 893 sqft - $745,000
∙ 733 Front #501 (2/2) 1,625 sqft - $1,625,000
∙ 733 Front #506 (2/2) 1,574 sqft - $1,780,000
∙ 733 Front #511 (1/1) 846 sqft - $650,000
∙ 733 Front #606 (1/1) 904 sqft - $1,060,000
∙ 733 Front #704 (2/2) 1,600 sqft - $2,075,000
∙ 733 Front #705 (1/1) 773 sqft - $1,050,000
The two-bedrooms include one parking space in the building (or a $75,000 credit), and we’re guessing #404 might now as well (the list price was increased $75,000 since our last update). Expect monthly HOA dues starting at slightly over $500 and running into the mid $600s (hundreds not thousands).
First Published: June 19, 2007 3:30 AM
Comments from "Plugged In" Readers
Well, I have taken a client to see 733 Front Street and we came away dissappointed. You have to spend $825K on a unit to get a parking space. Simply obscene. The units are dark and expensive, while the sales staff is clueless and arrogant.
Posted by: MysteryRealtor at June 19, 2007 9:02 AM
Is it just me, or does that plan have excessive bathroomage? What is the fascination with a toilet for every room in the early 21st century?
Posted by: curmudgeon at June 19, 2007 9:30 AM
Is that a HUGE column at the end of the hallway? What a "welcome home" that would be every evening! Don't tell me they couldn't have spent an extra 10 minutes on the floorplans and come up with something better than that.
Posted by: rg at June 19, 2007 9:42 AM
It's an office conversion and I believe they're solid concrete poles, so not much they could do. I think most of the poles you can work around albeit not the most aesthetic.
Contrary to M.R., I thought the sales staff was very friendly and knowledgeable about the area, pros/cons, etc. I guess that's the reason I bought.
Posted by: anon at June 19, 2007 10:07 AM
825k for a parking spot is kind of the point of the new regs that the city is using for the area. Make parking harder/more expensive/less abundant and people will have fewer cars - and guess what? The units will cost less too.
Posted by: anon at June 19, 2007 10:07 AM
There is also an outdoor parking lot adjacent to 733. I think it is about $260 a month or so.
Posted by: anon at June 19, 2007 10:12 AM
I, too, was disappointed by the sales staff. Their inability to answer basic questions led me to believe that hadn't bothered to tour the building themselves.
Posted by: Keith Rogers at June 19, 2007 10:38 AM
Is there a way we can nominate this for worst floorplan of 2007? I am sending this around the office (architecture) for a good laugh. RG and Crumudgeon are both right about this mess. This reminds me of First Year Studio where the professor walks up to the wall and tears the drawing apart as it is "unacceptable".
Posted by: Morgan at June 19, 2007 10:50 AM
"Is it just me, or does that plan have excessive bathroomage?"
Not as far as I'm concerned. Love the fact that guests wouldn't have to walk through a bedroom to use the toilet and any overnight guests wouldn't have to walk down the hall to get ready in the morning (or bother getting dressed in the middle of the night).
Posted by: Michael at June 19, 2007 10:50 AM
morgan - minus the pole what makes this so unacceptable? Seems pretty practical to me but I'm not an architect, just somebody who'd buy a home and live in it.
Posted by: anon at June 19, 2007 11:00 AM
"Bedroom 2" appears to have some interesting advantages over the "Master Bedroom," including more window exposure/natural light, more usable space (since there's no column), and a larger (albeit single) closet.
While I understand that the bathroom in the "Master Bedroom" is superior, I would expect it have the advantages found in "Bedroom 2" as well.
Posted by: Mike S. at June 19, 2007 11:24 AM
* * * minus the pole what makes this so unacceptable? Seems pretty practical to me but I'm not an architect, just somebody who'd buy a home and live in it. * * *
I'm not an architect either, but look at how much of the plan is hallway: Long foyer and longer walk to the living/kitchen area & shorter hallways in each of the two bedrooms. Lots of pricy square feet that you don't really live in. Plans like this don't feel spacious unless they are huge, and these are not. I'm no fan of the unimaginiative cookie cutter plans showing up in the Mission Bay buildings, but 1000 sq feet in one of those will feel much bigger than 1000 sq feet of this type of design.
Posted by: Former Lurker at June 19, 2007 1:01 PM
Agree with Morgan and Lurker...if you look at the plan, and focus on how much of the space is in living/dining/kitchen vs. circulation you can see that this plan has problems. I'm sure that the office conversion made space planning awkward. Have to say I like the wrap-around balcony though.
Re: my bathroom comment. In my observation, a 2BR condo like this is often occupied by one or two people inhabiting the master bedroom, with the second bedroom used as guest/office space. In that scenario, 2 1/2 bathrooms is really overkill. Would have been more efficient to give the 2nd bedroom bath access to the public area to handle occassional guest needs.
Posted by: curmudgeon at June 19, 2007 1:34 PM
Some of the best views in the city.
Posted by: Paul Hwang at June 19, 2007 1:36 PM
Agreed. The skylounge has unbelievable views which are worth the trip. Not all the floor plans here had poles but there were a handful. Either way, the finishings combined with the location are worth a look.
Posted by: anon at June 19, 2007 1:45 PM
Columns do not have to be an obstacle, and can become part of the design, but WHY make the hallway run right into the main column? I suppose you could wrap the column in glass and then watch as guests walk right into it cracking jaws, teeth, and eyeglasses. Here is a challenge for you, if the rooms had no titles, which bedroom would be the master? In any design you want as little space given to circulation as possible because most clients now prefer less "halls and walls". A "fix this space" contest might be interesting. The views are very nice on the plus side.
Posted by: Morgan at June 19, 2007 4:12 PM
All the comments about Master vs. 2nd Bedroom are completely correct, the Master has less windows and a pole obstructing the view. The place does have too much hallway, which instead of coming in at a diagonal, could have easily gone around the column and incorporated it into the structure. And while the "2.5 bath" is a reason to jack up the price, the unit could have benefited more from just going with 2 baths and providing access to the second from both the hall and bedroom - maybe a separate water closet for the 2.5 "feel" with a "2 bath" price?
I'm not going to TRASH them, because I have no idea what constraints they might have had to deal with that I can't see on the plan, but most of the time on these plans, the thick walls are concrete or shear walls and can't be removed, but thin ones are simple stud walls that they built on purpose - which leads me to believe that there could have been plenty of other options.
Anon @ 11:00am - can you afford to buy this unit? Because I could do a KILLER remodel of it for you! I'm already sketching, if anyone is interested. Flip?
Posted by: rg at June 19, 2007 4:54 PM
Re: "Re: my bathroom comment. In my observation, a 2BR condo like this is often occupied by one or two people inhabiting the master bedroom, with the second bedroom used as guest/office space. In that scenario, 2 1/2 bathrooms is really overkill. Would have been more efficient to give the 2nd bedroom bath access to the public area to handle occassional guest needs."
Well, maybe in your experience, but you have some more affluent associates/friends. This plan would be great for a couple of adults with a messy teenager. They could entertain without having to be concerned about guests needing to access the only other bathroom; therefore the powder room at the entry is the perfect solution. A 2BR w/ 2.5BA plan is becoming almost standard for 2BR plans in suburban settings. Let's welcome this for urban condo dwellings as well to provide an option for families. I say the design team and developer hit the nail on the head -- congratulations!
PS I'm a messy single adult and keep advocating for 1BR 1.5BA plans in condos for the same reasons above.
Posted by: anonN at June 19, 2007 6:18 PM
733 Front Street was originally built in the 1920's as a 4 story paper storage wharehouse. In the early 1980's the top 3 strories were added. The 5th, 6th and 7th floors have city + Bay views, outdoor decks + parking. 40 of the 69 units have parking, directly across the street from the lobby entrance is a 300 car enclosed garage. Only a portion of the condos have the circular colums and are priced accordingly.
Posted by: Frederick at June 20, 2007 3:23 AM
That is an asinine floor plan! Any condo or loft dweller would say that closet/storage space would be much more useful than an extra 1/2 bath.
And a giant column in the middle of the hallway is just shocking. It would not have taken much adjustment to the plan to have the column be part of a wall.
Posted by: AC at June 20, 2007 10:13 AM
And guys - according to reliable sources - don't forget that we are talking San Francisco microcosm here.
Posted by: anon at June 21, 2007 10:25 PM
"That is an asinine floor plan! Any condo or loft dweller would say that closet/storage space would be much more useful than an extra 1/2 bath."
This is the only floor plan like this in the building but there are several other 2BR plans with 2BA that delete the powder room that you object to (yet I would highly value).
And the other plans also do not have the column that you object to. Again, since this is a gut/rehab, the architect had to do her/his best to work within the given pre-existing column locations. On the whole, the design firm did an incredible job maximizing the space and functionality of each unit. As for this particular column, it would enable the owner to place furniture in proximity and away from the walls for better circulation of guests when entertaining. This unit has some very nice Transamerica pyramid and Financial District views.
If it were within my budget, I'd buy this very unit.
Posted by: AnonN at June 24, 2007 4:45 PM
AnonN - spoken like the developer, thank you.
Posted by: rg at June 25, 2007 10:14 AM
"AnonN - spoken like the developer, thank you."
Well I've been told I can write . . . . But no, I'm not the developer. If I were I would have priced the Jr. 1BR (more along the lines of my pricepoint) much more realistically. My take is that $605k for a unit with no more closet space than is provided, a direct view of the office building across the street (close), and NO parking is on the high side. A similar unit at the Infinity with slightly less sq. footage, a better view, much more in the way of amenities, and DEEDED parking, is actually priced considerably less.
Posted by: AnonN at June 25, 2007 7:36 PM
I'm certain that you would have priced that unit lower just because you're a nice guy :) If the unit sells, why should the developer have priced it lower?
Posted by: Brutus at June 25, 2007 8:01 PM
So I have purchased a unit at 733 front st, and I've walked inside quite a few of the floor plans on most levels. I have to admit, although there is a lot of potential with many of these units, and in many cases, especially on the upper floors, the view is nice, I would say the best rooms are pretty much only the east-facing rooms on the 5th floor and above. The 7th floor east facing views are tremendous but they are all taken, and they apparently from my sneak inside, do not suffer from any of the column-in-the-way issues that this particular 5th floor layout does. Oh well... those with money I guess...
Posted by: AnonMon at July 4, 2007 10:38 AM
AnonMon - congrats for the purchase of the unit. Did you pay the full asking price or are there some rooms to negotiate if the prospective buyer is not represented by a RE agent?
Posted by: anonM at July 16, 2007 4:07 PM
I got in pretty early on and so I was able to get a unit at a slightly different price than what is now being advertised. I am on a high floor with an east facing unit so I'm not doing too bad. There is a bit if negotiation room in general, but since my particular unit was in high demand, I was not able to move them much. Even though my layout is significantly better than many in the unit, some modifications after the close of escrow will still have to take place.
Posted by: AnonMon at July 18, 2007 1:52 AM
Ok, I just saw this property: 900k for a one bedroom w/ blocked views
1.45 M for a 1000 sq. ft property = 1445 psf
Posted by: jessep at February 15, 2009 7:00 PM
Gotta think big, jessep.
There's no ceiling on prices in SF.
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