Overview
Nascent urban planning efforts in the early 19th century were modeled after powerful European cities and formed the framework for a neighborhood that has generally thrived for going on 200 years. Of note, these streets were once under water. Today, through the city’s commitment to preservation, its Parisian style boulevards and brownstone based buildings gradually merge together with the so-called “high spine” of the city lending the Back Bay a best-of-all-worlds appeal and making it an enviable place to call home.
Back Bay is an enviable place to call home no matter which style of housing you prefer. On one hand, rows of meticulously planned—and preserved—Victorian brownstones line the alphabetized grid of streets between the Boston Public Garden and the Charlesgate Crossing. On the other hand, branded luxury towers have continued to be developed, punctuating the skyline, casting a contemporary shadow against this backdrop of historic charm. As these two styles harmoniously converge in Copley Square, it creates a dynamic interplay between the charm of the old-world with the sleek allure of the new.
Explore Back Bay and all of its irresistible residences with Columbus & Over Group’s Jamie Gaines & Emma Kaloupek.
Location
For our data tracking purposes, we break the Back Bay into four smaller clusters. Each one is detailed in the following pages and has its own culture within a culture appeal.
Lower Back Bay is the closest to the Boston Common and features the grandest townhouse living in Boston. Upper Back Bay gracefully fades from the Lower Back Bay border into the Charlesgate and Fenway areas where students maintain a stronger foothold. To the south is the Prudential area, dominated by full service residential offerings and commercial office towers. Stretching to Copley Square it takes advantage of more lenient height restrictions. Finally, St. Botolph, for which Boston was named, is a quiet sub-neighborhood bordering the South End in the southwestern corner of the Back Bay.
$2M+ Luxury Market Data
Back Bay had a more subdued year in 2024 after The Raffles Boston made its grand entrance into the $2M+ market in 2023. The banner year that was 2023 achieved 183 Sales and $974,029,595 in volume. Although the number of sales was down 29%, and sales volume was down 34%, Back Bay still led all the neighborhoods in both categories by achieving 131 sales and $643,516,899 in transaction volume in 2024. At the top of the market, the mega transactions ($4M+) took an even bigger hit. There was a 50 percent drop in the number of sales in this category year over year: 1 condo sale closed for over $20M, 9 sales over $10M, and 45 sales over $4M.
$643,516,899
Total Sales Volume
$2,068.49
Avg. Price Per Sq. Foot
131
Number of $2M+ Properties Sold
66
Number of $4M+ Properties Sold
Data sourced from MLS Pin on single family and condo properties sold in 2024 over $2 million.
Boston’s Luxury Towers: Record Sales & Rising Rivalries
Branded luxury towers have continued to carry much of the water for the high end market in Boston, punctuating this historic skyline with their iconic presence and fueling a fierce sales rivalry. These premier buildings dominate the sales statistics for the market, claiming nearly all the top accolades for top transactions.
The highest sale in 2024 goes to The Mandarin Oriental, PH2-E clocking $25M for its four bedroom, 6,800+ square foot penthouse. The highest price per square foot goes to Four Seasons on the Garden, #9009 which achieved over $4,550 — a remarkable figure for a 1,600-square-foot, two-bedroom residence with views of the Public Garden. We’re still yet to reach the $5,000/SF mark in Boston but we’re absolutely gaining on it each year.
Raffles Boston, the skyline’s newest addition, now in its second calendar year of sales, was the building with the $2M+ most sales in 2024. The Raffles was able to capture 16 sales over $2M that achieved $83,310,000 in volume – and this volume comes close to, but just below the $83,470,000 that The Four Seasons One Dalton achieved with just 13 units sold!
Back Bay's Historic Brownstone Sales
The high rise lifestyle isn’t for everyone, especially in Back Bay, so let’s take a look at how the other half of the market trades. Rows of meticulously planned—and preserved—Victorian brownstones line the alphabetized grid of streets. Most are chopped up into condos, but this year 4 single family homes traded as well. The most standout was 279 Marlborough Street, and believe us when we say this nearly 7,000 square foot place had it all. An exceptional 2019 gut-renovated home that was quietly available in mid 2023 for $21,000,000. Four bedrooms, seven bathrooms, roof deck, elevator to every floor…It took well over a year to find the lucky buyer who closed in October 2024 for 78.6% of original ask or $16,500,000.
Neighborhood Specialists
We believe when real estate consumers are presented with a complete and robust spread of data, in conjunction with their personal preferences, decisions can be reached with the most confidence.
To learn more about changing market dynamics moving into 2025 check out our Perspective on the Boston Luxury Housing Market>
This French & American restaurant is a local favorite in the Upper Back Bay. If looking to grab a cocktail al fresco during the warmer months, Deuxave’s patio on Commonwealth Avenue seats 30.
371 Commonwealth Avenue, Boston, MA 02115
(617) 517-5915
This Italian steakhouse in the Boston Park Plaza Hotel boasts a glam dining room & high-end fare.
64 Arlington St, Boston, MA 02116
(617) 456-5300
Elegant bistro crafting acclaimed French-Mediterranean cuisine in refined surroundings.
223 Columbus Ave, Boston, MA 02116
(617) 867-9300
Seafood is served every which way, including dishes made with tinned fish, at this charming raw bar.
281 Dartmouth St, Boston, MA 02116
617-267-0691
Longtime favorite for fine seafood dining in a wood-lined interior or on the sidewalk patio.
761 Boylston St, Boston, MA 02116
617-267-4000
Indulge in hand-cut steaks and fresh seafood in the Prudential sub-neighborhood at Del Frisco’s Double Eagle Steakhouse. Del Frisco’s Double Eagle Steakhouse also has a second location in the Seaport.
888 Boylston St Suite 053, Boston, MA 02199
617-259-1568
High-end, elegant steakhouse known for classic steaks & sides, brunch & an extensive wine list.
793 Boylston St, Boston, MA 02116
617-0536-6300
Brandt family beef, New England seafood, seasonal produce, decadent desserts, a world-class wine list, outstanding service and warm hospitality.
A truly American experience.
161 Berkeley Street, Boston, MA 02116
617.542.2255
The Capital Grille steakhouse is Boston’s premier destination for fine dining and fine wine.
900 Boylston St, Boston, MA 02115
617-262-8900
Boasting floor-to-ceiling views of the Public Garden, The Bristol is Boston’s best restaurant for fine dining, drinks and conversation at all times of day.
200 Boylston Street, Boston, Massachusetts 02116
617-351-2037
