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August 20, 2010

A Visit to the New Condos at 83-85 Brady in SoMa/Hayes Valley

I toured the six new units at 83-85 Brady this week. The building replaces a much smaller property that was demolished to make way for the current five-story structure.

I sold a condo across the street at 74 Brady several years ago, so I’m familiar with this unique street that’s a mix of residential and commercial spaces. Though Brady falls into the South of Market district, it also rides the cusp of Hayes Valley. You walk three blocks up to Market and there’s Zuni, and Muni a few blocks further. So for those who want the affordability of SoMa with the conveniences of nearby, more pricey Hayes Valley, Brady is a no brainer.

83-85 Brady has two studios; two 1BR+/1BAs, one 1BR+/2BA, and one 2BR+/2.5BA. They’re all spacious enough (though one of the studios clocks in at a tiny 320 square feet–listed at $285,000). The 1BR+ floor plans have a bedroom up front with a closet (and somewhat odd angles, which makes it challenging to fit a bed), as well as an additional “plus” room without a closet that would work for, well, a second bedroom, office or guest room. What we noticed about this floor plan, however, was that the only closet in the unit was in the bedroom. Given that there’s no additional storage in the garage, this could be a problem for many buyers who have…coats or other things they’d rather not display.

The studios are nice enough, though it’s important to note that the really cool deck just outside unit 2 is shared. So if you’re planning on getting some sleep, you better hope your neighbors don’t decide to hang out at your doorstep.

A couple of the condos occupy their entire floor. However, the kitchen is somewhat oddly configured, so part of it disappears en route to the living area, which in the case of unit 6 below, is off to the left:

Finishes are nice, with CaesarStone counters in the kitchen and travertine tiles in the bathrooms. Each kitchen has its own individual cabinets, countertops and backsplashes. I was stopped in my tracks when I came across this jiggy ‘splash in the rear studio:

There are six parking spaces in the garage. Two are located on the side of the garage, and the remaining four are stacked. So you will have to deal with raising and lowering your car on the lift mechanism in the event you don’t score one of the regular spaces.

I think the Brady condos are priced relatively competitively (studios are $275,000 and $375,000; one bedrooms are $575,000 and $585,000; and two bedrooms are $749,000 and $825,000). HOA dues range from $404-$573/mo. The good: Convenient location, nice finishes, two common-area decks, nice finishes. The bad: Stacked parking for a majority of homeowners; somewhat oddball floor plan features; limited closet space.

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