Noir SF Condo Residence Quatre Review & Pricing

Update 24 June 2021: 1523 Franklin Street #04 is now listed on the MLS and marketed to the public. It’s priced at $3,488,000 with HOA dues of $1,117/month and $64.72/month parking fee. See the official MLS listing and contact VULCCA to schedule a private tour.

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Broker previews of this uncommon collection of modern full-floor residences in Lower Pacific Heights has officially commenced, and VULCCA VIPs were among the handful of privileged insiders to get a private tour on opening day. We were able to see two of the seven condominiums representing Noir‘s three-bedroom layouts. Here’s the scoop on Residence Quatre—

RESIDENCE QUATRE

Occupying the fourth floor of Noir, it is the first of the stacked (mostly, with small variations) floor plans that continue on floors five and six. Residence Quatre includes approximately 2,180 square feet of interior space spread across three bedrooms, three bathrooms, and an expansive living/dining/kitchen area. All three bedrooms are situated on the west side of a central hallway with the primary and secondary suites at opposite ends. A private deck with southern and western exposure is accessed from the third bedroom and foyer. The home is equipped with zoned heating and air conditioning, dedicated in-unit storage tank water heater, and full-size side-by-side washer and dryer in a walk-in laundry room. Lighting includes a mix of ambient, recessed and track systems. Stacked parking in the secure garage means vehicle size and weight is limited.

Related reading: Noir: In A League Of Its Own

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

Entry

The foyer elevator opens directly opposite a glass door leading to the home’s approximately 175 square foot private deck — it’s a greeting that teases dramatic sun-filled spaces to come. The room is accessed by both elevator and stairs to the building lobby on Franklin Street, and is separated from the rest of home by locking solid-core door. It is sizable — large enough to receive a jet-set family of four arriving home with luggage. The foyer leads to a central hallway with bedrooms to the left and living areas to the right. If there is cause for criticism, it’s that this hall feels a bit maze-like.

Kitchen

Made for entertaining! All cabinetry is a rich natural wood tone with strong vertical grain pattern. Countertops are solid white quartz slab with a slim profile and simple square edge are timeless and clean (and very durable). These materials are mirrored on an impressive island that’s at least 12 feet long. A two-drawer dishwasher and Fisher & Paykel refrigerator are hidden from view, allowing the Smeg six-burner gas range to be the star of the show. Tucked around the corner is a very generous amount of floor-to-ceiling pantry space designed with flush-close doors that seamlessly disappear from view.

Living

This area is what makes the home exceptional. Including the kitchen at the center of the space and flanked by dining and living areas at either end, it’s a 55-foot unobstructed span drenched in natural light. Oversized floor-to-ceiling repeat one after another the entire east-facing width. At the top of the window recesses are pockets fit to conceal any roller blind treatment the owner may wish to add — a thoughtful design touch to maximize the view straight out to San Francisco’s skyline. Double glazing insulates the home outside noise. Honey-toned matte hardwood flooring extends seamlessly throughout the home including the kitchen and bedrooms.

Bedrooms

The size of the primary and secondary bedroom suites is comfortable — not too small, not extravagantly large… just right right for a king-size bed, nightstands and small dresser. Dual walk-in closets in the primary suit and one large walk-in closet in the secondary suite provide ample storage. The secondary suite bedroom s an enormous picture window facing Austin Street, however it unfortunately looks directly into an apartment building across the way. The third bedroom is sizable and includes a double-wide closet (there’s also a walk-in closet directly across the hall). From this bedroom there is direct access to the home’s private deck, and the room is staged as an office… but the options are endless. It is worth noting that all doors are solid wood — nice! Note: The layout of the primary bedroom suite differs on floors five and six, and is referred to as secondary.

Bathrooms

All bathrooms are sleek, neutral and functional with large-format porcelain tiles and chrome fixtures. The primary suite bath includes both walk-in shower and soaking tub, however set in front of a wall-to-wall picture window that demands a privacy treatment. Good design, unfortunate context. The one full bath for guests and third bedroom is sensibly situated off the main hall, behind the kitchen.

Renderings of Noir living areas representing the layout found in Residence Quatre and all upper floors. Courtesy of noirlivingsf.com

OPINION

Residence Quatre gets an A grade from us! It’s the largest of the 3-bedroom floor plans and has it all: spacious bedrooms and living areas, ample storage, smart layout, private outdoor space, tons of light, and a view of downtown. From the moment you enter, it feels distinctly solid; the building is in fact constructed of concrete and steel. Thoughtful details throughout set the home apart from run-of-the-mill new developments. For the value-oriented home buyer, this unit is the one to go after at Noir; upper-floor units will command a premium price for better views, and the layouts start to get awkward and cramped (especially on the top two floors).

PRICING

While an exact offering price has not yet been settled, the JS Sullivan Sales & Marketing team is giving guidance in the range of $1,700 to $2,000 per square foot, or approximately $3,700,000 to $4,350,000 for Residence Quatre. This home is the lowest floor of the stacked layouts where the views only get better as you go higher, and so we expect a price at the lower end.

Anticipated monthly HOA dues will be approximately $1,200 to $1,300 and pay for common area utilities, water, the building’s physical maintenance and master insurance policy, and reserve allocation.

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