GDoN? “Architecturally unique” edition


These units are located at 3612 – 3614 Park Place, NW. The listing says:

“Five striking new residences now for sale. Architecturally unique, the units range from 967 – 1,468 square feet flats and duplexes. Each unit has at least 2 private balconies (PH-B has three AND a roof deck).

Parking for each unit.

– Spacious Bi-Level Layouts
– End Unit with Great Light from Lots of Windows.
– High, Curved and Vaulted Ceilings
– Huge Open Living Rooms, Dining Rooms & Kitchens Ideal for Entertaining
– Wide Plank Hardwood Floors
– Gourmet Kitchens w/Carrara Marble Counters, Stainless Appliances
– Generous Bedrooms with Walk-In Closets
– Open Master Baths with Pro-Creative Showers
– Exposed Brick and Ducts”


You can see more photos here.

This particular 2 bed/2 bath is going for $579,900 ($135 monthly fee.)

55 Comment

  • I don’t understand the weird elevated areas with ladders. Are those sleeping lofts? It seems like they use just as much floor space as not having the lofted area would (actually, more, since you have to have the ladder).

    • I’m confused by the elevated areas as well. They don’t look big enough for a bed or even a mattress. Unique is definitely the right word!

      • Probably create storage space that’s otherwise limited outside of the master bedroom. Given that 2nd bedrooms in recent renovations tend toward the useless, they probably consider this to be a feature rather than a bug.

    • justinbc

      That’s where the DJ booth goes man.

    • I think it’s the only thing they could do to not lose all of the space above that staircase (if you look closely, there are stairs going down that begin just behind the “loft”.

  • So we saw two of these this weekend. Very cool. They even used some of the wood from the old joists to create a sliding door, built in shelves, and other features! They’re very different from the typical flips you see on the market every day. I say good deal!

  • “Pro-Creative Showers”…is this referring to sexy-time in the shower?

  • The first thing to do is put railings on the front steps…..

  • I really like this. Why do I like these so much?

    • Because they have balconies overlooking a giant park?

      I live around the corner. The temperature on this stretch of Park across from Old Solider Home is 10 degrees cooler all summer due to that park.

      I’ve looked at a few houses on this stretch. Bought elsewhere, but I still dream of ONE DAY living on Park Place…

      • Yeah that’s actually probably about 95% of it to be honest. Not having a balcony/patio of some kind is a dealbreaker for me, when it’s above 60 degrees outside I’m out on our patio almost every single evening. That looks so peaceful.

  • Emmaleigh504

    So close, but so far. I do like the downstairs bathroom, yay sideways sink!

  • I’m a little iffy on the exterior, but absolutely love the interiors. Seems like a decent price point.

  • Not feeling the exposed ductwork (or several other design choices).
    Just a few years ago it was possible to get an entire HOUSE in this neighborhood for what these individual condos are now selling for. I blame luxury condos like this for pushing up prices.

    • There aren’t as many, but you can still get into a house for between $550k-$600k.

      Just sold for 599k:

      For sale 549k, but I see it going for 30-50k over list:

    • i blame luxury condos for having house prices lower than they otherwise would be. more supply available = lower prices. i think people that complain about this don’t understand how the demand for living in the city has changed in the past few years.

      • HaileUnlikely

        It’s more complicated than that. There is a bonafide market for normal people who want to buy a home for the purpose of living in it, and do not demand or even want luxury anything, but are unable to find and buy normal habitable non-luxury anything because you need a large amount of cash to compete with developers to get your hands on any, and end up having to either rent luxury or buy luxury because without $400,000 in liquid assets there are no other serious options.

        • BTW, my huh? and response was to anon. But yeah I agree with you.

        • yes, but are there people with greater purchasing power that also want to buy that $400k home? given that the condos are selling for $500k+, and regularly for $600-700, then without condos you would have less $400K homes anyway. they’d be bid up by the same people buying the condos. agreed there are more variables, but i also think the attitude of some people who would effectively keep people out of the city by restricting supply is misguided.

          • HaileUnlikely

            The quantity of housing units and the quality of housing units are different matters. It seems that the possibility of a condo not being a luxury condo has basically been lost.

          • +1 to HaileUnlikely.

          • Non luxury condos are not being built because luxury condos make more money. In a tight market only luxury condo will be built. If the demand is met for luxury condos, then builders will make standard condos. Imagine if the new car market was as constrained as the DC new condo market. They would only sell caddys and no chevys.

          • again, i think the reason for that lies on the demand side. if a $350k condo 2br condo is all that is available, people who want it more with more purchasing power will bid up the price. then, luxury or not, it’s no longer affordable. if the market is providing luxury condos for these people, then at least it frees up some units to be lower priced, and there are some scattered here and there in the city that are affordable. i by no means think that the free market is always rational, i just think that by restricting popups, condo conversions, etc., you make the problem worse, not better.

      • Huh? Those two that I pointed out are rare and not the norm for sure. There’s another one on Newton that was listed for 499k and sold for 530k–only 952 sq feet and needs work! Then another one on Keefer was listed at 599k, not updated, and sold for 625k. If you want a turn key house you’re pretty much looking at $650k+ these days. If anything, house prices are artificially high because there are so few on the market and then you’re competing with developers in some cases who drive up the price and cause bidding wars.

      • An increase in the number of units hasn’t resulted in lower prices when it comes to the D.C. housing market, especially when people looking to buy SFHs — even renovated SFHs — for themselves are outbid by developers who plan on popping them up and dividing them into condos selling for almost as much as the original SFH.
        Developers buying and dividing/renovating houses that shells or are in dire need of repair is one thing. But for them to do so with houses that are already renovated? Sure, it may be legal… but it’s also a big part of what’s driving up prices in this neighborhood, both for condos and for houses.
        I’m not complaining on my own behalf, by the way — I got in before prices got truly crazy.

        • yes, but the question isn’t whether prices have risen. it’s whether they would have risen more or less in the absence of popups and condos conversions.

          • I don’t think they would have risen as much in the absence of popups and SFH-to-condo conversions. Luxury condos have become a self-perpetuating feeding frenzy.

          • They would not have risen as much if we had banned conversions, but they would still have risen based on increased demand for living in walkable neighborhoods. SFHs and Condos are two different markets. I will never be able to afford a row in the District, but maybe I can buy a small condo. Lucky for you for getting in years ago, but conversions allow the rest of us a chance at owning our own homes. Don’t hold us down because you got there first.

          • The point is, condos now are selling for what entire rowhouses sold for a few years ago — and in some cases are still selling for, as ParkViewRes points out. The advent of luxury condos has meant that you get less for your money.
            It’s not as though SFH-to-condo conversions — and in particular, conversions involving popups — are the only options for condo purchasing. They’re just the easiest for fly-by-night developers to produce.
            Meanwhile, corner lots on Georgia Avenue that could be turned into 5-story condo or apartment buildings remain vacant.

          • Values have changed. After decades of losing population people want to move into these neighborhoods. With increased demand the character of housing must change as well. Eventually these rows must convert to condos, and if demand continues to increase they should all be torn down for apartment buildings. This is normal growth.

          • You’ve already acknowledged that conversions of SFHs into luxury condos are making prices increase more rapidly than if those conversions had not been in the picture.
            You might think that you “will never be able to afford a row[house] in the District” — that’s certainly what I thought when I bought my first place (a small condo). At that time, I wouldn’t have anticipated ending up in my current neighborhood, which was a decidedly sketchy area (the one place in D.C. where anyone ever attempted to squeegee my car). So maybe in 10 years you’ll be living in a SFH in a neighborhood you didn’t anticipate living in either.

      • Demand for *houses* in the city has been driven in large part by people who decide to stay as they start a family. These pop-up condo conversions are limiting stock for these first-time home buyers. It may be hard for singletons to understand, but once you have a kid you don’t want to live in a 2-bedroom condo. I can quickly think of five such families I know. One moved to VA, three moved to MD. One has their two children in bunk beds and they’re getting increasingly desperate to find a house they can afford. They’d like a fixer-upper but every time they find one, they’re outbid. Both parents work downtown so moving to the burbs would increase their living expenses with the necessity of a car plus about $20/day in commute cost.
        Yeah, build up the density downtown and along major corridors. But make SFHs disappear and the situation will be more like SF where only city living is primarily for the very, very wealthy.

        • As long people want to live close in, district living will only be for the wealthy. Preserving SFHs won’t help. The owner will rent it to a group of singles.

          • District living is only for the wealthy? I imagine all of D.C. east of the river, large chunks of NE west of the river, and chunks of NW/SW/west-of-the-river SE would beg to differ.

          • the point is demand has changed. If everyone wants to live somewhere it will become more expensive. These people move close in and then get frustrated that they themselves drove up prices.

        • agreed that the city will have to address the problem of young families leaving. there is definitely a significant lack of 3 bedroom condos in the city, and that’s a ticking time bomb. i just don’t see how keeping sfh’s will keep down prices. there will be the same amount of people competing for less housing stock. all these people buying luxury condos will snap up the sfh’s and at higher prices.

          the fact that the city is becoming less affordable is not a result of condo conversions; condo conversions are a result of the city becoming less affordable. it’s a demand side issue. dc gov’t does need to address affordability, but restricting development is not the answer.

  • Stairs and an open shower? Marble is soft and impractical for a kitchen and that pole will be annoying.

    • Emmaleigh504

      disagree about marble in the kitchen, but the pole is dreadful! Should have kept the wall up.

      • justinbc

        Keeping the wall up would defeat the purpose of having the marble waterfall though. I think the latter outweighs the former, slightly.

        • To be fair that pole was in that one unit (and agree it’s terrible), but the other unit didn’t have it. And this one might be the only one that does have it.

          • Park View Res (since you’ve seen the interior in real life) — Did they keep the original houses as two houses? That is to say, they didn’t take down the party wall between the two and have a given condo spanning the width of two houses, right?
            Just curious.

          • You know, I am not positive, but I think they did take down the party wall between the two. I walked into the one on the left and walked straight up the stairs. There was a unit to the left (penthouse) and the unit to the right (the one for 579k). So I would say that had to take down the party wall for this unit to be on the right of the house on the left.

        • Emmaleigh504

          you could have marble wainscoting if you really wanted marble on the wall instead of the counter top where it belongs.

  • justinbc

    The dislikes heavily outweigh the few likes in this for me.

  • Is it my imagination or is the first photo angled to help hide a big pop up?

    • Not your imagination — it is indeed a pop-up, and presumably the photo is angled that way on purpose.

  • Can you get to the kitchen sink if the dishwasher is open? Seems impractical.

  • $580K for 975 sf. I support density but the house-condo conversions and soaring prices are getting ridiculous.

  • Did I spy a vessel sink?

  • I went pass this weekend and saw all the units. I will have to say I love them all, especially how they use the magnolia wood (a huge tree that was in front of the building they had to cut down).. The penthouse with the roof deck was a favorite.. The loft area is super cool for desk or small library… With a comfy over size bean bag and the bottom units are huge. I think it is the size of a normal house. I want to say it was almost 2000 sqft. Way bigger than what I currently live in. The view alone is a winner.. ” just wow”.. I know the price is average to DC but slightly too high for what I could afford. But if I could this will surely be on the top of my list. Just totally awesome!

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