Archives for the month of: March, 2014
47 LAFAYETTE PLACE – 2A – $745,000

Priced in a sweet spot for condos, this will not last long…

With just under 1400 sf, this well managed condo, is perfectly located within walking distance to over 49 doctor’s offices, the Greenwich Hospital, 3 pharmacies, Greenwich Ave, the Library – it’s quite the convenient location…Brand new marble bath, recently renovated kitchen, freshly painted – meticulous! Storage, roof deck, and pet friendly! Call me 203-300-7023

DINING ROOM ADJACENT TO KITCHEN

LIVING ROOM WITH WORKING WOOD BURNING FIREPLACE

2ND BEDROOM OR OFFICE

BRAND NEW MARBLE BATH 2014

BEDROOM …

…WITH  BAY WINDOW ALCOVE

HALL TO BATH AND BEDROOMS

FRESHLY PAINTED KITCHEN WITH SUBZERO

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1 LITA DRIVE  – REDUCED TO $1,545,000

Not that the house is a knockout – but it is Central Greenwich – North Street Schools with an additional FAR of 1000 + or – feet

47 ROUND HILL RD – SOLD $6,550,000
In this transaction, the listing agent was the the selling agent for the owners. I admire their loyalty – but the market is what it is… They bought the property – beautiful Georgian – in 2005 a market high – for $8,175,000 and sold it this week for $6,550,000 – a $1,625,000 difference
In order to live in a similar home, they might have had to pay $30K/per month – $360,000/year – $3,240,000 0ver the 9 years that they lived there…another way to look at it in order to ease the pain.

When the Greenwich Time reported on the 11th, he was at the Civic Center in Old Greenwich

http://www.greenwichtime.com/news/slideshow/Dustin-Hoffman-films-at-Greenwich-Civic-Center-81736.php

St. Patty’s filming is now at the Field Club…just drove by

GREENWICH LANDING

In the Greenwich Time:

http://www.greenwichtime.com/local/article/Foreclosed-luxury-condominium-project-in-Byram-up-581793.php

A price has not yet been set for the partially completed condo project at 88 S. Water St. 6 units of the planned 20-unit project have been completed. 

The original owners, brothers John and James Wahba, lost the property after it was foreclosed this spring.


31 Vista Drive in Indian Harbor Association is in contract. It is 3 beautiful waterfront acres – with taxes over $57,000 – It expired last year at just under $9M – currently listed for $7,995,000 – the value is clearly in the land…in my opinion – house built in 1962..not my favorite year for home building..

34 Bruce Park Condos – A is listed for $3,195,000 and B is listed for $3,395,000. Each has terraces, fireplaces, 2 car garage, industrial finishes and elevators – but clearly the better unit for a few reasons is B a the higher price.  You’ll see visually below. It will be interesting to see whether the days on market for modern condos will have some correlation to DOM for modern single family homes in Greenwich. If one wanted to throw a party, they may have to enlist a valet service to compete for the spaces now taken by the new restaurants at the bottom of the Avenue…
34 BRUCE PARK AVE EXTERIOR
UNIT A – FIREPLACE IN OPEN KITCHEN AREA
UNIT A KITCHEN
UNIT A BATH
UNIT B WET BAR
UNIT B OPEN KITCHEN WITH FIREPLACE AND TERRACE
SNAPSHOT OF OTHER CONDOS FROM $3M+ TO $5M

Based on the snapshot – comparing #of bedrooms and square footage I think that they’re overpriced – but they are newer, sexier and unique…as compared with city prices, they’re a steal – and maybe that’s what the partners are hoping for.

Listed for $4,200,00 originally, and on the market for 200 days – this “period” home was part of a 152 acre estate called Rambleside.
This is all about location…house was not charming – rather tired and dated…built in 1942 – good bones – low ceilings… wouldn’t be surprised if this one was replaced..
2 BEAUTIFUL ACRES ON COVETED LANE
 

20 West End Avenue closed this week – and got within 91% of the original price. 
This proves again, that even with a rear lot, with a pool on the marsh, on a not so tony street, buyers want current, relevant (and some might even say trendy) move-in homes with new finishes. Many of the finishes in properties like this (mini glass tiles, industrial fixtures and bamboo), will mark this era – a similar effect of the “builders” homes of the 90’s with their exterior peaks and specific granite counter tops. It’s a cool house, at least for a minute. 
Surprising was that the only mention of energy efficiency was that it is heated and cooled with hydro air – there was more emphasis on speaking to the “vinotech” wine dispenser, the Mieile coffee maker and the outdoor experience…included at the open sided cabana is a flat screen TV – pony up for a fun summer!
20 WEST END AVENUE FRONT?
POOL
COOL KITCHEN
TREND BATH

SOLD
14 Pierson Dr – obviously priced to sell with only 49 days on market – North of the parkway – off Bedford Rd – the market has told us what nearly 6 acres is worth in RA4 zoning4000+ SF house built in the 40’s and renovated in 1989. Seems like a win/win.
81 Round Hill Rd – Built in 1959 and renovated in 2002 – 98 days on market – just under 3 acres in RA2.
44 Hunting Ridge – finally got a buyer – dropping in price since 2006 – with a price of $7,925,000 – the last list was $6,195,000big house nearly 12000 SF of high ceilings and lots of molding  – it’s a great value and would have commanded much more on a different street.