Noir SF Condo Residence Trois Review & Pricing

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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 Trois—

RESIDENCE TROIS

A unique floor plan including approximately 1,810 square feet of interior space and 1,149 square feet of private outdoor area. There are three bedrooms and three bathrooms in total. A primary bedroom suite and guest bedroom and separated from the secondary bedroom suite by the open living/dining area and kitchen. The home is equipped with zoned heating and air conditioning, dedicated in-unit storage tank water heater and full-size washer and dryer. 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 exclusively by cooperating broker JS Sullivan Sales & Marketing, Inc. Floor plan rendering courtesy of noirlivingsf.com.

Entry

Upon stepping into the home’s foyer, one cannot help but feel a sense of security and privacy. The room is accessed by both elevator and stairs to the building lobby on Franklin Street, and is separated from the home’s living room by locking solid-core door. It is sizable — large enough to receive a jet-set family of four arriving home with luggage.

Kitchen

Full-height and base cabinetry is a rich natural wood tone with strong vertical grain pattern; wall cabinets above the range have a variegated grey veneer. The contrasting cabinet finishes is a pleasant touch. Solid white quartz slab countertops with a slim profile and simple square edge are timeless and clean (and very durable). 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. For the sake of flow, we wish the layout included an island instead of a peninsula.

Living

High ceilings and oversized windows give volume to the space. At one end is a dining area, and at the other is a full bath and laundry area (with full-size side-by-side machines) tucked behind the foyer. The living area is practically doubled by the private east-facing terrace that spans the entire width of the home and wraps around to Austin Street. Quadruple glazing all but completely eliminates outside noise. Looking across Franklin Street and beyond Nob Hill, the top of Salesforce Tower is visible. Honey-toned matte hardwood flooring extends seamlessly throughout the home including the kitchen and bedrooms.

Bedrooms

The size of the primary bedroom suite is comfortable — not too small, not extravagantly large… just right right for a king-size bed, nightstands and small dresser. Dual walk-in closets are a saving grace. The secondary bedroom suite is  a bit cramped. Both have challenges with privacy from the imposing apartment building across Austin Street. Light-filtering window treatments will be your friend, or else put on a show for your neighbors. In the middle, in terms of size, is the third bedroom which overlooks a private deck belonging to Residence Deux. It is worth noting that all doors are solid wood — nice!

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 occupant feels like it found its way into a far corner of the home out of necessity rather than choice, making it somewhat impractical for regular use.

Rendering of Noir exterior showing Residence Trois’ private wraparound terrace fronting Franklin Street, and rendering of unit interior living space. Courtesy of noirlivingsf.com

OPINION

Few homes, if any, are perfect but we have to say this one is pretty close to checking all the boxes. From the moment you enter, it feels distinctly solid; the building is in fact constructed of concrete and steel. The layout may prove challenging if all three bedrooms are occupied full-time, however the unit features and amenities lend themselves to comfortable everyday living. Thoughtful details like solid doors, extra window glazing and integrated lighting set the home apart from run-of-the-mill new developments. Because Residence Trois is a lower-floor unit, it is more embedded in the urban environment (as opposed to upper-floor units which are literally above the fray). We predict the buyer here will be at the younger end of the spectrum, enjoy entertaining often, and appreciate the energy of the area as well as having a showpiece home that can be sanctuary away from it all.

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 $3,050,000 to $3,650,000 for Residence Trois. This home’s private outdoor space is truly exceptional for San Francisco and so we expect a price at the higher 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