NEIGHBORHOODS
High Spine
Overview
The Prudential area is defined by its namesake commercial complex, the Prudential Center. This largely commercial neighborhood features a mix of old and new developments, and a variety of attractions that make for a quintessentially cosmopolitan lifestyle.
Prudential with Katie Garger
Stretching to Copley Square, Prudential takes advantage of more lenient zoning and height restrictions to create the traditional “big city” feels.
If you are looking for the best views of all of Back Bay, check out View Boston. At the top of the Prudential Tower, this 52nd floor observatory includes a bistro and an outdoor terrace and offers 360 degree views spanning from the Atlantic Ocean to New Hampshire on the clearest of days.
Location
Nestled in between the Upper Back Bay, Copley, and St. Botolph sub-neighborhoods, Prudential’s northern boundary runs along Boylston Street between Massachusetts Avenue and Exeter, which bound it on the west and east. Huntington Avenue, also from Massachusetts to Exeter, comprises its southern boundary.
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$2M+ LUXURY MARKET DATA
The draw of a branded luxury tower has not been lost on the High Spine, even as both total sales dollar volume and price per square foot experienced a modest year over year dip from 2024 to 2025. In 2025, the High Spine posted $228,255,000 in total sales volume, making it the second highest producing sub neighborhood in Back Bay. Price Per Square Foot Leadership Remains Intact While the average price per square foot softened slightly, it remains the highest in Back Bay. In 2025, the High Spine averaged $2,532.92 per square foot, down $252.12 from 2024’s $2,785.04 average. Even with this adjustment, the pricing power of the High Spine is unmistakable. What truly stands out, however, is the performance of the $10M plus market. Despite the absence of a marquee $25,000,000 sale like Penthouse 2E at the Mandarin Oriental in 2024, 2025 delivered a remarkably strong showing. Six sales closed above $10M, generating $86,000,000 in volume. By comparison, 2024 saw five sales above $10M totaling $79,150,000. That is nearly $7M more in dollar volume, achieved with a highest sale that was $7.75M lower than the prior year’s peak of $25M.
$230,395,000
TOTAL SALES VOLUME
$2,498
AVG. PRICE PER SQ. FOOT
36
NUMBER OF $2M+ PROPERTIES SOLD
22
NUMBER OF $4M+ PROPERTIES SOLD
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