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RESIDENCE 7
Let’s start with the best buy: Residence 7, a 2-bedroom and 2-bath penthouse-level unit with parking listed at $1,050,000. Recently reduced by ±$200K, it is coincidentally below the neighborhood’s median sales price for 2-bedroom condos by just as much. Even in this pedestrian-friendly and transit-rich pocket of San Francisco, on-site secure parking is a valuable amenity worth upwards of $80-90K.
RESIDENCE 5
Residence 5 features a near-identical layout including approximately 806 interior square feet plus a private balcony overlooking the building’s central courtyard. Its price has come down a full $400K since springtime to $899,000. Resale listings in newer buildings nearby are currently trying for this amount and more — for a 1-bedroom!
RESIDENCE 2
There are two 1-bedroom homes, both situated at the ground level and with private entrances from the street. Residence 2 is the larger unit at approximately 646 interior square feet. While pricier at $699,000, it is less expensive on a dollar-per-square-foot basis and benefits from a superior layout as well as outlooks to tree-lined Grove Street.
RESIDENCE 4
Residence 4, the largest 2-bedroom and 2-bath unit with parking, remains the highest-price offering despite $400K in reductions to $1,250,000. Curiously, after accounting for the value of parking, its dollar-per-square foot significantly exceeds both Residence 5 and Residence 7 despite those two units’ advantageous elevation, southern exposure and city view.
RESIDENCE 1
The least expensive of all eight units, Residence 1, is a 1-bedroom facing Ivy Street. For having a traditional bedroom (i.e. not windowless), its $599,000 sticker price isn’t bad — it’s certainly more attractive than the $899K it was originally after. Nonetheless, a pint-size layout and absence of natural light are hard-to-overlook challenges.
311 Grove is marketed and listed exclusively by cooperating broker Corcoran Icon Properties. All listing photos and floor plan renderings courtesy of SFAR MLS.
