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SALES ANALYSIS: 3+ BEDROOMS IN THE SOUTH END
BY Jeff Hamilton |
October 9, 2019
Other than a limited stall in 2009 and 2010, Boston’s South End neighborhood has been on a consistent and vertical march of home pricing appreciation for 20+ years. The South End’s proximity to the business centers of the Financial District and Back Bay along with its own foundation of shopping, dining, entertainment and parks, have made its Victorian brownstone homes some of the most sought after in Boston. Like the Back Bay and Beacon Hill, the homes in this neighborhood are predominantly historic “brownstone” rowhouses which give these areas much of the charm that Boston is known for internationally. The South End, however, has a more diverse (and larger) population base than either the Back Bay or Beacon Hill. Further, the streetscape is organized in a way that allows for greater “neighborhood” interactions. While Back Bays broad boulevards are wonderfully structured and magnificent in their own right, the South End’s smaller parks and squares allow neighbors to live closer to each other and thus support a broader base of neighborhood groups and community. At COG, we pride ourselves on a depth of knowledge (and data) within Boston’s hyper-locales and sub-neighborhoods, and the South End has no shortage of these highly accessible and convenient sub-neighborhoods.
In this analysis, we are going to focus in on larger 3+ bedroom properties in Claremont, South End South and the surrounding sub-neighborhoods within the South End. These sub-neighborhoods are sometimes viewed as “up and coming” despite having their own base of luxury and highly valued properties. Regardless, there is generally a discount to live in these areas when compared to their counterparts to the east: Pilot Block, Eight Streets, Golden Triangle.
Recently Sold 3 Bedroom Properties
| Address | Area | DOM | SF | $ / SF | List Price | Sale Price | % Change | Sale Date |
| 41 Rutland Sq. #2 | Claremont | – | 2133 | $1,266 | $2,700,000 | $2,700,000 | 100% | 4/12/2019 |
| 11 Claremont Park, #2 | Claremont | 71 | 2090 | $1,283 | $2,800,000 | $2,682,500 | 96% | 8/14/2019 |
| 212 W Springfield St., #2 | Claremont | 15 | 1995 | $1,253 | $2,500,000 | $2,500,000 | 100% | 12/31/2018 |
| 119 W Concord St., #2 | South End South | 3 | 2049 | $1,188 | $2,425,000 | $2,435,000 | 100% | 12/18/2018 |
| 19 E Concord St., #1 | South End South | 79 | 2656 | $899 | $2,389,000 | $2,389,000 | 100% | 7/26/2019 |
| 528 Columbus Ave, #3 | Claremont | 126 | 1882 | $1,263 | $2,600,000 | $2,376,500 | 91% | 08/08/2019 |
| 14 Wellington St., #1 | Claremont | 12 | 1750 | $1,343 | $2,270,000 | $2,350,000 | 104% | 5/15/2018 |
| 7 E Springfield St., #PH6 | Worcester Square | 256 | 1862 | $1,249 | $2,595,000 | $2,325,000 | 90% | 6/19/2019 |
| 21 Rutland St., #1 | Claremont | 43 | 1760 | $1,317 | $2,395,000 | $2,317,500 | 97% | 6/24/2019 |
| 148 W. Concord St., #1 | South End South | 26 | 1932 | $1,188 | $2,299,000 | $2,295,000 | 100% | 6/11/2019 |
| 528 Columbus Ave, #2 | Claremont | 47 | 1503 | $1,394 | $2,095,000 | $2,095,000 | 100% | 5/13/2019 |
| 144 W Concord St., #3 | South End South | 5 | 1700 | $1,191 | $1,899,000 | $2,025,000 | 107% | 6/20/2019 |
| DOM | SF | $ / SF | List Price | Sale Price | % Change | |
| Average | 62 | 1943 | $1,236 | $2,413,917 | $2,374,208 | 99% |
| Median | 43 | 1907 | $1,258 | $2,410,000 | $2,363,250 | 100% |
There are two types of buyers that are most frequently drawn to these larger listings in this area: growing families who hope to place deeper roots in the city and empty nesters who are returning to the city (to ditch their commute!) but who still want to host their adult children for certain weekends and holidays under their roof. Due to a more robust alley network, the South End South and Claremont areas tend to include parking with the homes at a higher ratio than units in the Eight Streets or Golden Triangle areas.
Featured Listing in South End South: 112 West Concord Street, #3
This unique penthouse duplex in South End South boasts a generously large floor plate that incorporates 950+ SF on each of the two living levels. 112 W Concord Street, #3 blends classic South End charm with modern upgrades to offer a combination of luxury and utility. Spanning 2,107 square feet, this expansive three bedroom, three bathroom condo is over 19 feet wide. For those who may not know, the average South End brownstone has less than 18’ of width from interior wall to interior wall and, yes, one foot makes a difference!
If this property looks like it could be a match for you, check out our more detailed feature property page or explore these other comparable listings on the market!
Comparable 3 Bedroom Properties on the Market
| Address | Area | DOM | SF | $ / SF | Orig. Price | Current Price | % Change | List Date |
| 112 West Concord, #3 | South End South | 105 | 2,107 | $1,114 | $2,675,000 | $2,349,000 | 87.80% | 7/25/2019 |
| 5 Durham St,. #1 | St Botolph | 177 | 2,506 | $996 | $2,595,000 | $2,495,000 | 96.15% | 4/9/2019 |
| 8 Rutland Sq, #1 | Claremont | 17 | 1,744 | $1,333 | $2,325,000 | $2,325,000 | 100.00% | 9/16/2019 |
| 32 Rutland Sq, #1R | Claremont | 12 | 2,423 | $1,341 | $3,250,000 | $3,250,000 | 100.00% | 10/2/2019 |
| 429 Columbus Ave, #2 | Southwest Corridor | 183 | 1,893 | $1,189 | $2,350,000 | $2,250,000 | 95.74% | 4/3/2019 |
| 528 Columbus Ave, #2 | Claremont | 42 | 1,503 | $1,397 | $2,149,000 | $2,099,000 | 97.67% | 08/22/2019 |
| 7 Worcester Sq, # | Worcester Sq | 11 | 1,989 | $1,181 | $2,349,000 | $2,349,000 | 100.00% | 10/13/2019 |
Though predominantly filled with housing, this side of the South End is known for its variety and quality of restaurants. Some notable establishments in the neighborhood include:
- Toro– Spanish Tapas on Washington St. by Chefs Ken Oringer + Jamie Bissonnette.
- Bar Lyon– A little French restaurant by Columbus Hospitality Group on Washington St.
- Seiyo– Simple Japanese eatery offering sushi, maki & more on Washington St.
- Orinoco– This Latin Kitchen brings Traditional Venezuelan cuisine on Shawmut Ave.
- El Centro– Mexican eatery serving regional classics & standards on Shawmut Ave.
- SRV– A casual-chic wine bar with a rear patio on Columbus Ave..
The South End is home to some of Boston’s most sought after real estate and for good reason. Columbus & Over Group is your hyper-local expert in the South End. Let us know if we can help you find a way in or if we can introduce your home to its next lucky resident!