Category Archives: Walkthrough

Millennium Tower, San Francisco: A walkthrough, a few photos, a little scoop, and my opinion

For those of you that read this San Francisco real estate blog on a regular basis, you’ll know I’ve been watching the progress of many of the new developments around town. One of my favorites happens to be Millennium Tower (301 Mission). Not because I’ve sold many units there, but because it truly stands out (and above) from the others.

img_6363

(Yes, that is the Infinity you see way down there, and this shot is only from the 26th floor.)

Don’t get me wrong, I love the other new developments (towers) as well, and I’d love to show any of you around all of the buildings, because they all have their attractions, but Millennium Tower just seems to have that vibe. That…je ne sais quoi…It seems like it will have the same high end/high net worth residents (at least one penthouse in contract at +$10 million and….damn I want to tell you more, but promised not to) as those in the St. Regis, but twice as many amenities at half the dues…not to mention a Michael Minna restaurant. The Infinity feels much more Hard Rock Hotel meets San Francisco (not a bad thing at all), and One Rincon Hill with the dazzling views, just doesn’t have the location (trust me, I’ve had several clients turn away from the location) to put it in the same class as St. Regis and Millennium Tower, not to mention the uncertainty of Tower Two.

img_6373

I must say I am a bit disappointed with the ranges, and islands in the kitchens at the Millennium, and that some units don’t have deeded parking, but those are easy enough to remedy. The building is solid, and the finishes are very high end. The views are extraordinary, the location is getting better, and the amenities are through the roof. The units are still selling very quickly and many owners losing their money in the stock market have bought multiple units here, so all signs still point to a successful development by Millennium Partners, and I can’t wait until they start moving people in.

img_6377

(Penthouse terrace views.)

There are still some very choice units available at the Millennium and several at many other developments around town. I haven’t heard of any negotiations or price incentives at Millennium Tower, but I know some of the other developments around town have been offering them up, and the “off market” trading that is going on at many of them is nothing short of extraordinary.

I have more photos, and a lot more details, but you’ll have to contact me if you’d like to learn more.

1 (One) South Park: a Walkthrough and Sales Update

We recently had the pleasure of checking out 1 (One) South Park with some clients, and are sad to say the pickins are slim (for us anyway).

onesouthpark3
onesouthpark
If you don’t know what One South Park is, fear not, we’ve gotcha covered. One South Park is a new warehouse conversion with 35 new homes, including 9 penthouses. They have one, two, and three bedroom homes, 14 of which have private outdoor terraces (the south facing ones will get the heat and light, the north facing get the views.) Square footage per unit varies, so we’re not quoting any. The owner has retained arguably one of the best penthouses with a huge wrap-around deck, which should come as no surprise.

Pricing, you can assume is around $900-$1000/ square foot, and sales Continue reading 1 (One) South Park: a Walkthrough and Sales Update

Inside the Fairmont Heritage Place Ghirardelli Square

The Fairmont Heritage Place at Ghirardelli Square is a very interesting development and fractional ownership opportunity. The location is top notch (could get a little annoying with all the tourists milling about though), the views from the upper units will be incredible (think 4th of July), and the amenities, services, and nearby attractions should keep you busy for quite some time (or feed your chocolate addiction).

ghirardelli.jpg

A bunch of sweet before shots for you…after will be in Spring 2008

Views from the balcony of the “Cocoa” building, which will house mainly two bedroom units:

fhpview.jpg

This is what will be the lobby and valet area which is in the “Cocoa” building.

fhp7.jpg

This is a view from the “Woolen Mill Building” and the garden terrace in the foreground looking back toward the project. The “Clocktower” is on the left, which will house the 3 bedroom units, the “Cocoa” is in the middle under the big “Ghirardelli” sign, the “Chocolate” being directly in front of the camera.

fhp6.jpg

Inside the second floor of the “Chocolate” building looking north.

fhp5.jpg

On this terrace will be a fire pit, and outdoor loungy area (can’t wait to see the after of this spot.)

fhp4.jpg

“Cocoa” building which will house many 2 bedroom view units.

fhp3.jpg

“Clocktower” building will house 3 bedroom units

fhp2.jpg

This is inside the “Woolen Mill Building” which is closest to the water and will have some amazing views and as you can is well under way.

fhp1.jpg

My walkthrough was basically a chance to get in and see the project under construction and get some photos to complement the “after” renderings provided by zum llc.

There are 54 homes in the entire development, 43 of which are planned to be two bedrooms. There are 540 interests in the 54 homes being sold, you get a 10% interest in one property (and you get a deed, so you are free to rent your time out). So far they have sold around 70 interests (sold meaning deposits have been received), and they are expecting move-in and occupancy in Spring of 2008 (could be a good investment opportunity here). The first release price of the two bedrooms was $199,500, the price then increased to $233,179. They have two interests left at this price and they will then be implementing a price increase. The small amount of three bedroom units that were initially released have been “sold”, but they will have more in the future, and the price is not yet determined.

You get 35 days of use per year for each 1/10 interest you purchase, as well as numerous benefits around the world as part of your ownership in the Fairmont portfolio. Each owner will have a membership to the 10,000 square foot spa and fitness facility, access to indoor and outdoor owners’ lounge areas, parking, storage, signing privileges at the Fairmont San Francisco, and some other amazing opportunities within Fairmont Hotels & Resorts, and Fairmont Residences.

All the units will come with high end materials and appliances by such names like Sub-Zero, and Wolf, and there are a number of new commercial tenants (restaurants, spa, wineries) that are planned to go into the Ghirardelli Square. The homes are fully furnished. All you have to do is show up, hit the valet (not literally), use room service, shout orders at your private chefs, waiters, and 24 hr concierge…then take off and just leave the key (after you stuff your belly with a big ice cream sundae from downstairs).

It seems like an interesting opportunity, and I invite you to go visit the sales office and check it out. There is a sales office at Ghirardelli Square, as well as one in the Fairmont downtown.

-The Fairmont Heritage Place at Ghirardelli Square [Virtual Tour]

-The Fairmont Heritage Place at Ghirardelli Square [Website].

1771 North Point: A First Look ™, Before-After, and Walkthrough of the 2007 Pacific Coast Builders Conference Eco-Friendly Marina Green Showcase Home

It’s not everyday a home comes along that truly makes our jaws drop, but we were given a preview of 1771 North Point , and now you’re getting a preview too. Of course, there is a story to everything, but we’ll just give you a taste.
Purchased in March of 2006 (spent 104 days on the market, zoned RH-2, 1965 sq/ft, built in 1932), this home has been completely, and we mean completely, gutted and renovated. From what we can tell, the only thing that was spared was the facade, the chimney and accompanying arches in the front room.

BEFORE:
1771northpointbefore2

1771northpointbefore
Now…it is a truly amazing home with every conceivable convenience you could possibly want and all the custom detailing to match…including a 5 car garage. We were only able to take a few “after” shots because they were still setting up furniture and artwork, which will all be auctioned off by the way, but here’s a taste.
AFTER:
1771northpointtilekitchen2

1771northpointgeo2

1771northpointkitchen
This home is amazing! Yes…we’re calling it amazing. The details are incredible! The flow and functionality of the home is awesome! There is so much light coming in, you might as well forget about buying lightbulbs for years. The south facing yard is perfect. The home is NOT on landfill, and frankly there is way too much for us to describe here. You owe it to yourself, and the Northern California Cancer Center to go visit before it hits the market.
(Disclaimer: We have no affiliation with this project at all. We were simply invited to go check it out before it was finished, and we’re glad we did.)
1771northpointgala
Seriously…go check it out.

-Pacific Coast Builders Conference 2007 [website]
-Start Drooling Now…a before, after and First Look at 4065 25th. St. [sfn BLOG]
-Some make-up (a little), some elbow-grease (a lot), some action (a ton) [sfn BLOG]
-3711 Clay…and Another Heart Broken [sfn BLOG]
-1771NorthPoint.com [new site up!]

733 Front Street, A Walkthrough, Details, and Opinion

733front.jpg

733frontzumllc.jpg

Generally, I don’t like to post about properties I haven’t visited in person. Now that I finally have been to 733 Front, I’m happy to share what I know and thought.

In a nutshell, 733 Front goes down as one of my favorite new developments for many reasons.  The biggest being the use of the European cabinetry in a bold burgundy color.  So nice! (Sorry, I forgot my camera.) The cabinets also open like a “garage door”, meaning you pull and they go up, not to the side.  The drawers don’t slam, and the microwave is in a drawer. Very cool.  The cabinetry makes the kitchen look smooth, sleak, and very modern.  I also really liked the two bedroom corner unit on the 3rd floor with south east views to the square.  The wood floors were great, as were the nice glass tiles in the bathrooms. The sales staff was friendly and answered pretty much anything I asked, but I promised not to divulge some information.

What I didn’t like was the use of electric cooktops, but the Thermador ranges 733 Front has chosen would be just fine for most, myself included, and you can’t do gas in a conversion building like this. I also didn’t like the parking situation. You’d think for $600,000 you’d get a parking spot, but I guess that is what is becoming of our city. If it encourages people to use public transit and/or (Gasp!) walk, then more power to them. I wasn’t terribly impressed with some of the Junior 1, and 1 bedroom units. They felt cramped. But they did have nice natural light and large windows. 

Now for some bullets and details: click “keep reading”

Continue reading 733 Front Street, A Walkthrough, Details, and Opinion