COGnitions

6 December
2019
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SALES ANALYSIS: $1.6M to $2.4M IN BACK BAY & BEACON HILL | By Jeff Hamilton

As some of the oldest and most charming neighborhoods in america, there has always been a draw to Boston’s Back Bay and Beacon Hill. With immediate access or views of the Boston Public Garden, the Charles River, and the city skylines, this is an area that demands one put their money where their mouth is if they want to live in these luxury residential streets. 

Let’s dive into some sales that have occurred in the last 12 months in these sought after neighborhoods. The following 52 transactions were priced between $1.6M and $2.4M. They sold at an average price per foot of $1,266.36. For context, in 2018, there were 61 sales with average pricing of $1,279/SF in the same price range. All of these were “on market” sales. *

$/SF % asking achieved DoM
Average $ 1,266.36 94.53% 77.35
Median $ 1,248.13 95.54%

*data sourced from MLS PIN on 12/6/19


Now we’ll break these sales down by our sub-neighborhoods, so you can get a first hand look at the data. 

 

Back Bay 


Lower Back Bay
Average $/SF:  $ 1,277.60

Date Address SF $/SF Sale Price List Price % Change DoM
11/13/2019 124 Beacon St PHR 1583 $ 1,099.18 $ 1,740,000 $ 1,840,000 95% 26
9/30/2019 166 Beacon St 2 1849 $ 1,133.04 $ 2,095,000 $ 2,350,000 89% 210
6/26/2019 180 Beacon St 3F 1396 $ 1,253.58 $ 1,750,000 $ 1,795,000 97% 246
7/8/2019 191 Beacon St 2 1580 $ 1,329.11 $ 2,100,000 $ 2,449,000 86% 85
4/24/2019 236 Beacon St 2E 1245 $ 1,465.86 $ 1,825,000 $ 1,695,000 108% 20
10/21/2019 249 Beacon St 2 1952 $ 981.05 $ 1,915,000 $ 2,490,000 77% 135
7/31/2019 206 Beacon St 1 2007 $ 916.79 $ 1,840,000 $ 2,199,000 84% 101
5/14/2019 300 Boylston 909 1310 $ 1,393.13 $ 1,825,000 $ 2,195,000 83% 183
10/22/2019 1 Charles St S 806 1528 $ 1,079.84 $ 1,650,000 $ 1,695,000 97% 31
3/6/2019 1 Charles St S 14H 1571 $ 1,169.32 $ 1,837,000 $ 1,899,000 97% 100
8/19/2019 1 Charles St S 4H 1571 $ 1,145.13 $ 1,799,000 $ 1,799,000 100% 147
11/12/2019 30 Commonwealth Ave 2 1892 $ 1,188.69 $ 2,249,000 $ 2,349,000 96% 231
6/28/2019 113 Commonwealth Ave 3 1860 $ 1,230.11 $ 2,288,000 $ 2,325,000 98% 21
5/22/2019 321 Dartmouth St 2 1410 $ 1,560.28 $ 2,200,000 $ 1,995,000 110% 17
4/30/2019 11 Exeter St 4 1145 $ 1,397.38 $ 1,600,000 $ 1,749,000 91% 104
12/14/2018 1 Huntington Ave 804 1220 $ 1,438.52 $ 1,755,000 $ 1,850,000 95% 27
7/19/2019 1 Marlborough St 4 1225 $ 1,591.84 $ 1,950,000 $ 1,950,000 100% 5
3/25/2019 17 Marlborough St 3 1135 $ 1,506.61 $ 1,710,000 $ 1,699,000 101% 13
7/26/2019 73 Marlborough St 6 2078 $ 1,111.65 $ 2,310,000 $ 2,395,000 96% 28
2/21/2019 400 Stuart St 24C 1134 $ 1,560.85 $ 1,770,000 $ 1,875,000 94% 29

Upper Back Bay
Average $/SF:  $ 1,253.58

Date Address SF $/SF Sale Price List Price % Change DoM
7/18/2019 391 Beacon St 1 1830 $ 1,065.57 $ 1,950,000 $ 2,150,000 91% 88
6/12/2019 274 Beacon St 8 R 1890 $ 1,084.13 $ 2,049,000 $ 2,449,000 84% 197
5/31/2019 285 Beacon St 6A 1087 $ 1,747.93 $ 1,900,000 $ 1,995,000 95% 18
7/17/2019 448 Beacon St 1 1288 $ 1,281.06 $ 1,650,000 $ 1,750,000 94% 14
4/16/2019 280 Beacon St 41 1530 $ 1,143.79 $ 1,750,000 $ 1,799,000 97% 25
7/15/2019 369 Beacon St 1 1797 $ 1,140.79 $ 2,050,000 $ 2,049,000 100% 9
12/20/2018 383 Beacon St C 1873 $ 1,107.85 $ 2,075,000 $ 2,195,000 95% 67
4/9/2019 250 Commonwealth Ave 14 1879 $ 1,242.68 $ 2,335,000 $ 2,260,000 103% 14
1/15/2019 255 Commonwealth Ave 3 1671 $ 1,178.93 $ 1,970,000 $ 2,150,000 92% 23
5/1/2019 296 Commonwealth Ave 5 1491 $ 1,287.73 $ 1,920,000 $ 1,950,000 98% 16
9/9/2019 327 Commonwealth Ave 3 1345 $ 1,464.68 $ 1,970,000 $ 2,190,000 90% 38
5/31/2019 375 Marlborough St 1 1543 $ 1,296.18 $ 2,000,000 $ 2,050,000 98% 28
12/12/2018 230 Marlborough St 3 1160 $ 1,465.52 $ 1,700,000 $ 1,735,000 98% 16
10/15/2019 375 Marlborough St 4 1380 $ 1,557.97 $ 2,150,000 $ 2,300,000 93% 84
8/15/2019 392 Marlborough St 2 1233 $ 1,362.53 $ 1,680,000 $ 1,695,000 99% 21
5/1/2019 360 Newbury St 807 2062 $ 822.02 $ 1,695,000 $ 1,695,000 100% 13
11/14/2019 360 Newbury St PH 809 1790 $ 1,061.45 $ 1,900,000 $ 2,145,000 89% 89

St. Botolph
Average $/SF:  $ 1,209.35

Date Address SF $/SF Sale Price List Price % Change DoM
12/3/2019 11 Durham St 5 1374 $ 1,200.87 $ 1,650,000 $ 1,799,999 92% 34
5/3/2019 67 Saint Botolph St 2 1400 $ 1,225.00 $ 1,715,000 $ 1,799,000 95% 323
3/1/2019 67 Saint Botolph St 3 1400 $ 1,142.86 $ 1,600,000 $ 1,699,000 94% 191
7/31/2019 67 St Botolph St P 1675 $ 1,268.66 $ 2,125,000 $ 2,199,000 97% 38

Beacon Hill


Flat of the Hill
Average $/SF:  $ 1,282.72

Date Address SF $/SF Sale Price List Price % Change DoM
9/20/2019 95 Beacon St 11 1225 $ 1,346.94 $ 1,650,000 $ 2,250,000 73% 154
3/14/2019 87 Beacon St 2 1541 $ 1,455.81 $ 2,243,400 $ 3,098,000 72% 254
2/28/2019 10 Otis Place 4B 2060 $ 849.51 $ 1,750,000 $ 1,750,000 100% 24
10/4/2019 145 Pinckney St 309 & 311 1285 $ 1,478.60 $ 1,900,000 $ 1,649,999 115% 3

Front Slope
Average $/SF:  $ 1,393.51

Date Address SF $/SF Sale Price List Price % Change DoM
8/30/2019 48 Beacon St 11R 1302 $ 1,267.28 $ 1,650,000 $ 1,650,000 100% 28
7/22/2019 3 Beacon St 3 1348 $ 1,361.28 $ 1,835,000 $ 1,950,000 94% 182
7/9/2019 1 Chestnut St 2 A&B 1720 $ 1,235.47 $ 2,125,000 $ 2,125,000 100% 41
8/5/2019 21 Walnut St M 1038 $ 1,710.02 $ 1,775,000 $ 1,775,000 100% 8

North Slope
Average $/SF:  $ 1,148.50

Date Address SF $/SF Sale Price List Price % Change DoM
6/28/2019 123 Charles St 3 1931 $ 1,014.63 $ 1,959,250 $ 1,950,000 100% 11
9/3/2019 41-43 Phillips St 1 1739 $ 1,293.85 $ 2,250,000 $ 2,595,000 87% 92
8/15/2019 41-43 Phillips St 7 1759 $ 1,137.01 $ 2,000,000 $ 2,348,000 85% 120

 

Back Bay and Beacon Hill are home to some of Boston’s most sought after real estate and for good reason! Columbus & Over Group is your hyper-local expert in these core Boston neighborhoods. Let us know if we can help you find a way in or if we can introduce your home to its next lucky resident!

 

 

 

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