Downtown Seattle condos Feed

The Emerald Condominiums - Sales Early 2019

20180807_075325The tower you see rising up at 121 Stewart St right by the Pike Place Market in Downtown Seattle will be The Emerald condominiums.

Developed by Daniels Real Estate, the Emerald will contain 365 condominiums in 40 stories. The sales gallery will open for sales in early 2019.

Their website describes the tower as "bringing a new level of high-rise living to downtown Seattle. The tower's iconic, façeted-glass exterior houses a collection of 265 signature residences with unrivaled views and breathtaking amenity spaces." Based on the plans submitted to the city, the Emerald will have one, two and three bedroom condos ranging in size from 540 to 1,700 square feet. It will have retail on level one and amenities including a gym, yoga studio, pet area, guest suite and rooftop level party room and outdoor space.

We look forward to seeing the renderings, unit finishes and confirmed amenity offerings along with the price points.

By Marco Kronen with Seattle Condo Review: A guide to Seattle downtown condos.





Downtown Area LID Assessment Information

We have received a ton of questions about the potential local improvement district (LID) assessment for the waterfront improvements that would affect some property owners in Downtown, Belltown and South Lake Union.

Since we live in the boundaries of the LID we received additional information on the proposed assessment and thought we would summarize what we know for our readers:

  • The Seattle City Council passed a Resolution declaring their intent to initiate the formation of the LID to construct certain elements of the Waterfront Seattle ProgramLID Info_Redacted_Page_2
  • The LID is a funding tool by which property owners are assessed to help fund the costs of a public improvement that they benefit from by way of a increased property value due to the improvement (special benefit)
  • The LID assessment cannot exceed the property's total special benefit
  • The LID only pays for a portion of the Waterfront improvements
  • It is the city's intent that the LID shall be a one-time assessment and shall not include any future supplemental assessments
  • There are still public hearings you can attend where you can submit your public comments in support of or objecting to the LID
  • The preliminary assessment percentage is 48.23% of the estimated special benefit of the LID improvements for each specific property
  • For example:
    • Our estimated special benefit of LID improvements to our condo: $823.50
    • Our estimated assessment for our condo: $397.14

What we heard from our readers and neighbors, who own residential property in the LID boundary, was that they anticipated having to be thousands, if not tens of thousands, of dollars for their LID assessment. This was causing a bit of panic for people and causing several of those concerned to sell or consider selling their properties to avoid having to pay the LID assessment. We were also hearing concerns voiced from potential buyers that they didn't want to buy a condo within the boundary of the LID not knowing what they would be on the hook for in terms of this LID assessment amount.

I would think that this information will help quell people's fears a bit as it is much less than we heard most people were anticipating. Hopefully this news, and the Head Tax being squashed, will help the Downtown area condo market to heat back up and maybe open the dam a bit on the buyers who were sitting on the sidelines fearing the Head Tax and LID assessment repercussions.

By Marco Kronen with Seattle Condo Review: A guide to Seattle downtown condos.


Tower Site at 1516 2nd Ave Sold to Original Elev8 Developer

Chomer BuildingUrban Visions sold their tower development site near Pike Place Market, located at 1516 2nd Ave across the street from Fifteen Twenty-One condominiums, to the developer who was planning the 4 tower Elev8 mixed use project in Bellevue, which includes offices, apartments, and condos. The developer, Plus Investments USA, has sold its controlling interest in Elev8.

Will this tower now be developed into a condominium building? It is unconfirmed at this time but according to the PSBJ article "the plan seems to be a condominium project". So we are hopeful! The previous owner of the site, Urban Visions, was planning a building containing retail and office space so condominiums would be a shift so we will have to wait to see what this new developer plans for this site.

By Marco Kronen with Seattle Condo Review: A guide to Seattle downtown condos.


NEXUS Pre-sale Opportunities End 6/30

The NEXUS model home and presentation center will be closing on June 30th and all pre-sale opportunities will stop at the time of the presentation center closure.

If you are considering purchasing at NEXUS now might be the time to do it so you can benefit from the pre-sale price offerings, still select your interior color palette and receive a $25,000 buyer decorator allowance, which they are throwing in from now through June 30th.

At this time, NEXUS is 90% sold and the available options are 2 and 3 bedroom floor plans, ranging in size from 1,022 to 2,142, and priced from $1.2 million to $3.5 million.

Here is the current availability:
NEXUS Availability 5.22.18
By Marco Kronen with Seattle Condo Review: A guide to Seattle downtown condos.


Tower East of Escala Delayed Again- Interview with Developer Giving More Details

1933 5th Ave Rendering 4This story has been updated after a recent email interview with a representative of the developer, Douglaston Development:

According to the PSBJ, a new ruling by Seattle's hearing examiner will further delay construction on the 48 story tower planned just east of Escala Condominiums, where Icon Grill was located, at 5th Avenue and Virginia Street.

The residents of Escala have appealed the construction of the tower as it is currently planned, specifically taking aim at the tower being as close as 22 feet away across the alley, which would devastatingly affect their natural light and privacy. The city's examiner agreed with the Escala residents on that point pushing the issue to the Seattle Department of Construction and Inspections to research, but ruled in the Developer, Douglaston Development's, favor on almost all of the other issues at the hearing.

Douglaston is now working on what options they have with regards to modifying the tower to address the issues raised by the Escala residents.

According to Douglaston CEO Michael Kaye, “During the design review process, we made major modifications to the design of the project to address the issues raised by Escala.”

Escala residents do have the option to appeal the city examiner's rulings against them to King County's Superior Court but they have not yet decided if they will proceed with any appeals.

It seems as if this ruling will delay the construction but not put a stop to it, so hopefully Escala's concerns can convince the Developer to redesign the new apartment and hotel tower to be set back farther from the alley and Escala preserving as much natural light and privacy as they can.

However, according to the developer speaking on the ruling , they indicate " the remand is actually on the procedural issue – not substantive", according to Kaye. "There is no reference in the remand regarding the distance between the two buildings."

Kaye would like to “reiterate Douglaston’s gratification that the Hearing Examiner ruled in our favor on almost every issue. Escala’s appeal was rejected on 22 out of the 23 claims made. Lastly, we’re committed to the project and we’ll keep working on it until it is built — we will continue to work through the process.” 

It will be interesting to see the outcome here as many condominium buildings in Seattle face this same or similar problem of loosing light and privacy due to a new larger and taller tower being constructed around them.

Updated 5/15/2018 By Marco Kronen with Seattle Condo Review: A guide to Seattle downtown condos.
Rendering courtesy of Perkins+Will


Our New and Improved Seattle Condominium Building Map

Seattle Condo Map (2)Since our blog's inception back in 2006, our Seattle Condo Map has been a place where our readers could go to find information about the various buildings in and around the Downtown Seattle core.

We decided that it was time to revamp SCR's Seattle Condo Map, expanding it to include all buildings in Seattle, to include more detailed information about each building and to create it in a format that allows our readers to search it for information important to them that might not be readily available either online, or within other real estate sites that rely only on information from the MLS.

We are very proud to announce that our new and improved Seattle Condo Map has launched!!!

Our new map contains information about all condominium buildings in the city of Seattle! It is a constant work in progress as condo buildings go through updates, condo buildings become apartment buildings, apartment buildings become condo buildings, new condominium buildings are proposed and new construction buildings are completed. The information contained in our Seattle Condo Map will continue to be updated so please make sure you check back in with the map often. We intend to add links to our Condo Review articles to each building as we review them so our write ups with pros, cons and stats about the building will be available via one click from the map listings. This is something we are actively working on and think will be an amazing resource tool for those looking to buy or sell their condo. 

A couple things to know about our new map:

  • There is a directory of buildings that is organized by area - Downtown Area, Northeast Seattle, Northwest Seattle, Queen Anne & Magnolia, South Seattle, Central Seattle and West Seattle
  • The buildings are also color coded to denote the following categories - luxury, proposed, under construction, historic or co-op
  • You can search the map if you open it up - for example, you can search 'concierge' and see all of the buildings in Seattle with concierge services

Since this map will forever be dynamic, we encourage you, as our readers, to let us know if any buildings are missing or if any of our information is incorrect. We want to do our best to provide the most accurate information we can and we need you all to make that happen!

We hope you find the map interesting and helpful and we hope it is a tool you will bookmark and enjoy using for many years.

Check the map out here! Or from the navigation bar on our website.

Cheers-
Marco and Loren Kronen


Encore Sales Release Event at Nexus - Condos from Mid $500s

Nexus3NEXUS has just announced that they are having an Encore Sales Event this weekend on Saturday November 18th from 11am to 5pm, which will debut 16 newly released city suites priced from the mid-$500's. If you were one of those folks who missed out on a studio or urban one bedroom at NEXUS, this is your opportunity.

Where did these newly released units come from? Well, after analyzing market demand, the project team has reconfigured the floor plates on floors 28 to 35, in the "third cube", so that where 8 larger one-bedroom plus den condos once were, there will now be 16 smaller city suites. Each of the 8 larger one-bedrooms will now be two independent units, one a 484 square foot studio and one a 503 square foot open one bedroom. The newly released homes will be priced from the mid-$500,000s to the mid-$600,000s, a price range that was previously sold out at NEXUS.

Some details to note about the Sales Event:

  • The sales will be first-come first-serve - doors open at 11am
  • Buyers will enter into a contract and provide a 5% earnest money deposit to secure the condo they want to purchase
  • They have decided to not allow any further investor purchases for the new release of these 16 units and will be requiring all buyers to sign the purchase and sale agreement indicating they are buying as a primary residence or as a second home

Click here to see a video from the sales team just explaining the new release.

By Marco Kronen with Seattle Condo Review: A guide to Seattle downtown condos.



Renderings for Civic Square Released - It is Now 61 Stories

Rendering from James K.M. Cheng ArchitectsThe Civic Square project, now a Bosa Development project, has released some preliminary renderings.

Design elements to note:

  • The tower will now be 61 stories instead of 57
  • It will have 520 residential units and 340 parking spaces
  • It will have a 2 level public plaza
  • It will have a curved profile
  • It will have 3 retail and restaurant spaces
  • It will have a fountain element
  • The plaza will have transit tunnel entrances
  • The restaurant and cafe will open up onto the plaza
  • In their preferred plan, the tower will be on the east side of the site giving maximum sun to the plaza on the west side

By Marco Kronen with Seattle Condo Review: A guide to Seattle downtown condos.

Rendering from James K.M. Cheng Architects


Civic Square By Bosa Will Now Be a 57 Story Skyscraper

Civic Square PitBosa Development's Civic Square condominium tower will now be a 57 story skyscraper. Previously reported to be only 43 stories, this is a big change in the number of units that will be built in this new Downtown condo project.

According to the PSBJ, this new condo tower on the block between Cherry and James streets and 3rd and 4th avenues, will house 520 residential units and 640 stalls of underground parking as well as boast, as required by the city, a public plaza area. The PSBJ article also mentions that there will be retail and coffee shops on the 3rd Ave side, a fountain and a curved facade facing 4th Ave.

The project is just entering the approval process with the City so we are a ways off from the ground breaking, most likely starting in late 2018 or 2019.

We look forward to seeing another Bosa condominium project in the city.

By Marco Kronen with Seattle Condo Review: A guide to Seattle downtown condos.

Photo from Google Maps


Two Daniels Real Estate Condominium Developments in Seattle

Emerald RenderingDaniels Real Estate, the Developer behind the Gridiron project in Pioneer Square, has it's hands in two new condominium projects coming to Seattle.

The first is a project located on First Hill, at 8th Avenue and Columbia Street. This project, known as 800 Columbia, will be a luxury 30 story tower with 287 residents. Rumors are that it will be condominiums. The building will have a rooftop deck, dog run, gym, bike storage, game room, party room, dining room and theater room.

The other is the project located near Pike Place Market at 1631 2nd Ave, now known as The Emerald. On this project, they are not the Developer but instead are the project investors' development consultant along with Create World. This new construction condo building has already broken ground and will be 40 stories and have 265 units. Emerald will have one, two and three bedroom condos ranging in size from 540 to 1,700 square feet. It will have retail on level one and amenities including a gym, yoga studio, pet area, guest suite and rooftop level party room and outdoor space.

We look forward to hearing pricing and anticipated sales and completion dates.

By Marco Kronen with Seattle Condo Review: A guide to Seattle downtown condos.

Rendering of The Emerald from Hewitt Architecture