Noir: In A League Of Its Own

May 23, 2021

New construction full-floor luxury condos usually show up in San Francisco as penthouse residences atop skyscrapers (barring the ubiquitous low-rise boutique infill development). So it is truly rare to find them outside of downtown, let alone in the Lower Pacific Heights neighborhood and especially so close to the transit-rich Van Ness Corridor where high density is favored by the SF Planning Department.

Your attention, please: Noir

Where Noir rises at 1523 Franklin Street is the site of a two-story building constructed circa 1928. This ‘Category A’ historical resource has been restored and adapted to include commercial space beneath the first of seven expansive new homes – stacked one on top of another rising skyward.

At first pass, the project may look a lot like Rockwell located catercorner on Pine Street. Both developments juxtapose intentional modern lines with their organically urban surroundings. Both provide entry through century-old facades that give way to monolithic towers. But as the adage goes: It’s what’s on the inside that counts. And what’s inside Noir is nothing short of grand.

Renderings of Noir’s seven residences, courtesy of noirlivingsf.com.

Beginning at approximately 1,800 square feet and spanning to more than 3,000 square feet, the scale of Noir‘s three- and four-bedroom full-floor residences more closely resembles homes found in San Francisco’s landmark cooperative buildings (like these multi-million dollar stunners) than in new construction. Certainly, Noir is tailor-made to befit old money and the affluent beau monde, and has the makings to become one of the city’s most coveted addresses. You know you’ve made it when you have an elevator that opens directly into your home.

Official marketing for the development sums it up well:

With a limited edition of just seven units available, Noir is a singular experience of city living, elevated. The signature feature of each of the residences is an astounding 55’ span, affording the easy integration of home, family, work, and entertaining.

Sales representatives at JS Sullivan and Marketing, Inc. – the broker exclusively handling the listings at Noir – have so far been tight-lipped about pricing. We anticipate introductory prices will be north of $2,000 per square foot.

It’s been a challenging year for newer condominium sales. With so many ‘like kind’ units landing on the market at once, favorably differentiating one condo from another can pivot on oft-overlooked details and intangible benefits. Add to that the shift in homebuyer preferences toward larger homes (does anyone not have a home office now?), larger and more private outdoor spaces, and generally away from neighborhoods where tech offices dominated before the WFH movement.

For all that Noir offers, it appears uniquely positioned to be very well received. Frankly, we’re smitten with residence Troix. That massive wraparound terrace is everything. Check out the unit layouts below.

Exclusive buyer representation and COVID-compliant private tours available > 415.715.9205 / noir@vulcca.com

1523 Franklin Street is listed and marketed by cooperating broker JS Sullivan Sales & Marketing, Inc. Floor plan renderings courtesy of noirlivingsf.com.