February 11, 2008

It’s All About The Holly Hulburd Design. And Views. And Dog.

333 Greenwich Street #3: Kitchen

It’s not a staircase in this Holly Hulburd redesigned Telegraph Hill TIC that caught our attention, but rather the stone, wood and small touches. For example, while the kitchen cabinet cutout might seem superfluous from the living room, notice how it frames the Bay Bridge view from the dining room table.

333 Greenwich Street #3: Dining

No parking, but that’s what happens when you live on the side of a hill with big bay views. And we simply couldn't resist running the photo of the hallway (and dog).

333 Greenwich Street #3: Hallway

∙ Listing: 333 Greenwich Street #3 (2/2) - $1,650,000 [MLS]

First Published: February 11, 2008 5:45 AM

Comments from "Plugged In" Readers

I love her designs, and the dog picture is charming, but is the hallway really that narrow?

Posted by: anonconfused at February 11, 2008 6:39 AM

how much for the dog? please provide comps on a per square foot basis for rover?

Posted by: joe at February 11, 2008 7:25 AM

Whoah, wood paneling is making a comeback from the 70s!

As humorist Dave Barry once said "Paneling : an inexpensive way to make any room look less attractive.:

But I do like the paneling execution here. Instead of a room darkening 4 walls treatment, the natural grain appears on just one wall : a natural extension of the "accent wall" trend of a few years ago ?

Posted by: The Milkshake of Despair at February 11, 2008 8:57 AM

That cutout is interesting. However, shouldn't it be a little bit higher so it frames the whole window instead of the bottom half?

Posted by: John at February 11, 2008 8:58 AM

wow, that is one expensive TIC. no doubt, it's beautiful, but it's a $1.65m TIC in a building with 4 other units (all smaller and less expensive) and no parking. no thank you. you're better off letting your friend buy this and coming to visit. my records my not be correct, but i'm seeing a sale of the entire building back in 2001 for $1.65mm.

Posted by: garrett at February 11, 2008 9:12 AM

We're seeing a lot of fancy renos coming to market with premium plus prices - sellers hoping buyers will fall in love and act irrationally. I think that strategy works great in a tight market but not so much in a softening one.

Posted by: anon at February 11, 2008 9:21 AM

Correct me if I am wrong, but does this unit not have a laundry (Washing Machine and Dryer)? The idea of spending this type of money and having to use a "coin operated machine in the basement" is insulting.

Posted by: anonfedup at February 11, 2008 9:32 AM

according to the MLS, you are correct:
"Laundry Appliances Washer/Dryer, In Laundry Room, In Basement. Common Areas Lndry Facilty-Coin"

so, for $1.65mm, you have to go downstairs to wash your undies.

i just can't get over the fact that somebody would be willing to spend this kind of money when the other units are no more than $700K. i sure as hell would not want to share this building (and likely this loan) with folks that don't have as much invested into the property. what happens with the $650K owner looses their job and defaults on the loan. scary!

Posted by: Garrett at February 11, 2008 10:00 AM

I have to agree with anonfedup about the laundry situation. That kind of money should by a washer and dryer. The view from the kitchen, however, is fabulous. I would be thrilled to cook in there.

Posted by: dkzody at February 11, 2008 10:02 AM

Can we negotiate for the dog in our offer?

Seriousy, does anyone know what breed that dog is?

Posted by: missionbayres at February 11, 2008 11:06 AM

it's a french bulldog

Posted by: joe at February 11, 2008 11:21 AM

That poor sweet dog does not even have his own washer and dryer for his "soiled" underwear? Call SF SPCA A.S.A.P.!

Posted by: Jules at February 11, 2008 11:25 AM

Anonfedup and Garrett,

They may not have been able to add a washer and drier. It costs a small fortune to add a gas line if the one you have won't support your appliances and I imagine that updating the wiring would also be very expensive, even for this kind of place. I might be wrong, but I'd bet that's why they didn't add laundry.

Posted by: Tia at February 11, 2008 12:52 PM

The dog was staged.

Posted by: Guest at February 11, 2008 1:23 PM

Let's not get hysterical folks, just plug in one of those electric ventless washer/dryer combo units.
Discuss :-)
So it looks like the condo market is about to go REO Speedwagon on us... How much will this affect the TIC markets? I can't help but feel we are starting to see SpecUveloper TIC units at a time when that market will be tanking (or, is the TIC market different, allowing for superior "locations").

Posted by: EBGuy at February 11, 2008 2:14 PM

I think one of the dog's ears is chopped like a pillow!

Posted by: tipster at February 11, 2008 2:15 PM

Tia - Yes, extending gas, electric, water, and waste plumbing to an in-unit washer/dryer site would be expensive but trivial compared to the "moderate fortune" cost of this property.

If the remodel required the walls to be opened up anyways (likely) then the cost would be substantially lower since most of the cost of extending power and plumbing is in repairing the holes created.

My guess : the developer preferred to allocate the space towards living area rather than in-unit laundry.

Posted by: The Milkshake of Despair at February 11, 2008 2:54 PM

@tipster -- funny! Inspiring me as follows:

My outrage is the (apparent) lack of a good Islay single-malt scotch at the bar! I realize I could buy my own Laphroaig or Lagavulin, but at these price levels I expect a better-staged bar photo :) :)

Maybe the dog is guarding it ;)

Posted by: dub dub at February 11, 2008 3:23 PM

Mon Dieu -- quel bon marche! C'et quoi -- dix Euros? Je viens de Paris a San Francisco une fois chaque cinq ans, and c'est un pied a terre parfait! Mais le petit chien? Il pue!

Posted by: Vacance at February 11, 2008 3:30 PM

EBGuy--Not sure it was the same model, but I used a similar ventless LG a few years back, and it's not really a great option. Your clothes literally take hours to wash/dry (think like 4+, not 2+) and even then they come out moist.

Posted by: Foolio at February 11, 2008 3:45 PM

As a nearby neighbor who also has a home with no parking in the $2mm range I can only suggest that you have to see this modernist masterpiece to truly appreciate it. The views are equal to a propety within one block away that sold two years ago, and had been offered at $10,500,000. The new owners are probably spending well in excess of $1,000 per sq.ft. to remodel that home. Another home that was remodeled by Holly Hulbard just broke the record for the most expensive home ever sold in Cow Hollow. That home sold in November for $11,000,000.

Regarding [Garrett's] comment, it is inaccurate. There was a private trade within the building last year for a smaller, original condition unit with inferior views in the $900K range. Additionally this is a full floor which had been two seperate units and has been legally and masterfully combined. The two units on the next floor in near original condition also sold this past year to one entity for a total of $1,233,000. The remodel of the unit for sale in my estimation having seen it is easily in the $300k to $400k range and I happen to know that it took two plus years to get the permits and complete. You do the math as to what the added value is.

Posted by: Telegraph Hill neighbor at February 11, 2008 3:49 PM

The owner is not a developer. The reason that they are selling their beloved home is that one of them has had a spectacular job offer elsewhere. They, their architect and builder went to great lengths and tremendous cost to achieve the result of an archtitecturally significcant home of very high quality that is situated in a most unique and majical garden setting.

Posted by: friend of the owner at February 11, 2008 4:17 PM

Small unit. No parking, no laundry, no afternoon sun, no kitchen pantry, no reason to see or buy.

Posted by: mark sharley at March 8, 2008 2:05 PM

The list price has been reduced $155,000/9.4% (now asking $1,495,000). And we're still digging on the design, views, and dog (not included).

Posted by: SocketSite at April 1, 2008 6:21 PM

"Fantastic New Price!" indicated for this (now) $1.5m place without parking.


Since we know prices don't go down in SF, it's just some clever ploy to initiate a bidding war so that it will transact above $2m.....

Posted by: Debtpocalypse at April 18, 2008 7:10 AM

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