53 Boerum Place four pack
The Boulevard East condos on Boerum Place currently has 4 listings on corcoran. One reason why they might be selling now is because it has been two years since the residents closed, which will save them on their tax breaks.Some stats:
Apartment 7G, a 860 square foot 2 bed 2 bath had an OG price of $600K and is now asking $729K.
Apartment 10E, a 1 bed, 1 bath had an original price of $525K and is now asking $695K.
Apartment 11G, a 1 bed, 1 bath had an original price of $450K and is now asking $559K.
Apartment 2K, a 1 bed, 1 bath, had an original price of $278K and is now asking $449K.
5 Comments:
Can you say overpriced?
7G, in particular, will be sitting on the market for a long time to come. At $729k, they're asking nearly $850 a sq/ft!
For LESS than $729K, you can march across the street to 110 Livingston and buy a much larger apartment (~1200 sq/ft) with better finishes (well, a sub zero fridge, anyway). Plus, you get a washer/dryer in your unit, something that's conspicuously absent from all the units at 53 Boerum.
Of course, you'd have to wait a year for your unit at 110 to be built, and that's only IF Walentas manages to stay on schedule. And for the price, you'd be on a lower floor, but hey, it's not like 7G has got stunning views anyway.
Really, what are the sellers (or their agents) thinking? Are people that out of touch with the local competition and market?
Anon on September 10 - i'd like to see the comparable 2 BR 2 bath you saw at 110 Liv that is LESS THAN 729K -- nice building, but VERY EXPENSIVE -- they offered me a 2 BR 2 bath, which coincidentally is a very similar layout to 7G mentioned above, and it was 788K, facing Livingston - meaning face to face with that huge office building on the corner, 14 Boerum. Very small windows, too.
You did keep in mind that I said that the prices were for lower (ie, lower than 6) floors, right?
The windows are actually quite large at 110 Livingston. In the smaller 2 bed units on the corner, you get two windows on each side of the wall in the living room, one facing Boerum and the other facing Schermerhorn. The one facing Beorum is ~6' x 4' (not sure how wide the other one is, but it's 6' tall as well). 6 foot tall windows in both bedrooms as well. Not floor to ceiling (then again, neither is 53 Boerum), but certainly not "very small", as you claim.
As far as the one you said you were offered, well, I don't think it's "comparable". First, the smaller of the 2 bed/2 bath units facing Livingston (unit 5E, for example) is still significantly larger than the one at 53 Boerum (860 vs 1157), and it comes with MUCH higher end finishes: Sub Zero fridge, Viking range, Thermador oven, Dornbracht fixtures, etc. PLUS, evey unit comes with a Bosch washer/dryer, something 53 Boerum doesn't have (not even a hookup for a washer/dryer).
But you did say less, right? Ok, you could pick up the model 2/2 on the 2nd floor with 14 foot ceilings and 1220 sq/ft for $700K! Or, at least, you could have before the price adendment. Not sure what it's at now.
I have no monetary interest in either building, but since my brother just signed a contract for a 2/2, I'm quite familiar with the pricing sheet and floorplans, and I think it's a much better buy than 53 Boerum at a similar price point.
For a corner unit, he paid $750k (20k more, but still in the ballpark of $729), but got 200 more sq/ft, better fixtures and appliances, and he's in a much nicer looking (subjective, I know) building.
More importantly, he paid about $708 psf, whereas the 7G at 53 Boerum is asking $847 psf!!!
I'd say 53 Boerum (7G, at least) overpriced.
BTW, did I mention that his carrying charges are less than at 53 Boerum as well?
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