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Penthouse Luxury Condominium: 300 Kent Street #5, Brookline

This stunning penthouse condominium is not only an architectural wonder, it has an amazing panoramic view from its private rooftop deck:

 

Luxury Penthouse Condominium in Longwood Mall area.  Spacious, sun-drenched home, all rooms graced with architectural detail. Modern kitchen with new high-end Bosch kitchen appliances, private roof deck, parking.  Walk to Coolidge Corner, C, D lines.

An architectural wonder at the beautiful Longwood Mall area.  Luxury condominium in 1885 historic mansion’s sun-drenched penthouse with private roof deck.  Dramatic glass-encased grand staircase entrance welcomes you.  

Inside find a spacious layout, all rooms graced with beautiful architectural detail.  Three original fireplaces – one cherry wood enclosure, two with original marble mantles; Five large skylights, unusual juxtaposition of arches, distinctive wainscoting, extensive built-in bookcases, and original stain glass window.

Large, sunny modern kitchen, new high-end Bosch kitchen appliances, excellent storage and pantry spaces; cherry wood eating counter, and computer desk area.

Especially large bedrooms.  Master bedroom suite has sitting area, large adjoining dressing room/ walk-in closet, bathroom with double sinks, large whirlpool tub, in-shower sauna;

Exclusive use of a large roof deck with an unobstructed panoramic view of magnificent trees and the mansion’s forest which allows for both complete privacy and vast openness, perfect for gardening and entertaining.

The top level unit is uniquely immune to noise.  Updated heating and air conditioning; new hot water tank and in-unit laundry. One car garage and one exterior parking space parking; Shed for bike storage.

Minutes to Coolidge Corner and Kenmore Square, steps to MBTA C & D-Lines. Short walk to Longwood medical area, Emerald Necklace Riverway and bike path.

Want a 3-D view?

 

Specs:

Total Rooms: 6

Bedrooms: 2

Baths: 2.5

Square Feet: 2775

Year Built: 1885

Level 3

Parking Spaces: 2, one garage, one outdoor

Outdoor Space: private roof deck

Heating /Cooling: Forced hot air

Washer/Dryer in unit

Condo Fee: $1,183

Taxes: $14,885

Price: $1,999,999 Buyer has PRICED TO MOVE at $1,799,999

 

I would love to show you this condo. Schedule your private showing by giving me a call at 617.291.0323 or sending an email at ruth@malkinregroup.com

Realtor in 02467

Luxury Houses in Chestnut Hill MA: Days on Market Getting Shorter

Chestnut Hill MA houses come in a wide variety of styles and prices.  The most obvious reason is Chesnut Hill is not a municipality, but a zip code including parts of several towns: Pieces of  Brookline, Newton, West Roxbury and a nibble of Brighton.  Houses in West Roxbury will be priced lower than Brookline, even if next door to each other.  This is due to the difference in amenities, namely schools, in which Brookline exceeds Boston.

Houses in 02467 range from the modest Cape to the most magnificent mansions Brookline has to offer.  All of them have an improving market and find buyers fairly quickly.  Below find a break-down of the four quartiles of current Chestnut Hill single-family listings, their median price range and average days on market:

7-day Market Stats by Quartile for Single Family properties in
CHESTNUT HILL, MA 02467 as of 08 Nov 2013
Quartile Median Price Sq. Ft. Lot Size Beds Baths Age Inventory New Absorbed DOM
Top/First $4,500,000 6,000 40,075 6.18 6.00 64 11 1 1 55
Upper/Second $2,285,000 5,400 22,651 5.82 5.05 42 11 0 1 85
Lower/Third $1,595,000 4,000 14,810 4.64 4.32 36 11 0 1 80
Bottom/Fourth $1,075,000 2,612 7,841 4.18 2.73 62 11 0 0 76

 

A snapshot of current market conditions shows an unexpected market trend: Days on market for the most expensive houses is the shortest!  Conventional wisdom says the higher the price, the longer it takes to sell.  Because this is a snapshot of current conditions, we don’t know how long these houses will take to sell, but we do know the eleven most expensive houses have been on market, on average, less time than the least expensive eleven houses in Chestnut Hill.

The graph below shows the trend of recent months.  Although in general expensive homes have taken longer to sell than the rest of the market, in recent weeks the most expensive houses sitting on market haven’t been there for long.

Large Chart

What does this mean?  1. New luxury homes are coming on market, pulling down the average days on market of old listings. 2. Luxury Chestnut Hill homes which have been sitting on market for a long time are now off market – either under contract or terminated listings.

The luxury housing market in 02467 is strong, and will probably continue to show signs of strength though the spring market.

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Look at Homes Priced Higher Than You Can Afford in Brookline and Newton

My fellow real estate agents will hate me for this post, more the reason you, my non-agent friend, must read it.

Are you looking to buy a home? What’s your price range?

Whatever your price range, look at homes priced up to 10% higher! You can find a home you love at a great price. This strategy works if you have time, patience, persistence and an agent who is not shy about negotiating.

This is not a suggestion simply based on a few anecdotal stories, but statistics. Looking at the ratio of sale price to list price (SP:LP), you learn the final sale price of a house compared to the asking price. This ratio was 95% in Brookline and 96% in Newton in 2011. But there is a ratio I like even better: sale price to the original asking price (SP:OP) . From this number you learn the final sale price as a percent of the asking price before it was reduced. This number is obviously lower, at 91% in Brookline, 93% in Newton.

On average, a houses in Brookline in 2011 sold for 9% LESS than their original asking price, and 5% LESS than the final asking price. For example, a house went on market for $1,650,000. Over time, the price was reduced to $1,580,500, and finally sold for $1,501,500. A buyer who can pay up to $1.5 could have seen this house, waited 125 days (average market time in Brookline in 2011), and bought it.

This means the house was overpriced. Not all the houses will be overpriced when put on the market at $1,650,000. These days, they may even sell for over asking. But on average, if the house prices in Brookline in 2011 sold for 9% less than the original asking, you should be looking at homes priced higher than you can afford.

Please have your agent check the SP:LP and SP:OP ratios for your area and neighborhood. We can search it by zip codes, price ranges, types of homes, etc. Adjust your search criteria accordingly. Note that usually the higher the price range, the lower the ratio (larger price differential).

Buy bravely!