So the last two days I talked about Lower Nob Hill and Lower Pacific Heights. So today I will give you a summary of Nob Hill and tomorrow I will give you a summary of Pacific Heights.
The Nob Hill District is bounded by Russian Hill to the north, the Van Ness corridor to the west, Chinatown to the east, and the Union Square and Tenderloin districts to the south. All else being equal, achievable rents tend to increase as one moves north through the neighborhood away from the Tenderloin and toward Russian Hill.
The topography of the area slopes generally steeply downward from west to east, with many streets being situated on steep hillsides. As a result of the topography, many sites offer views of San Francisco Bay, surrounding districts, and/or the San Francisco skyline. Views can add major price or rent premiums to properties in the subject's district, with northwesterly or northerly bay views being the most valuable.
Most of the area is zoned for medium- to high-density residential use, and residential development in the area consists almost exclusively of multi-family dwellings, variously including rental apartments, stock cooperatives, and condominiums. The multi-family buildings vary widely in design, size, quality, condition, and amenities, resulting in a very wide range of achievable rents and prices.
While most of the product consists of buildings developed within the past 40 to 96 years, there are some recently constructed condominium projects located in the northern section of the neighborhood. Those projects often include large units with good views and high end finishes; 24-hour doorman and concierge services; fitness centers; and parking.
Most of the smaller multi-family residential projects are of wood frame construction and consist of three to four stories above grade. In comparison, the larger projects often comprise five to twelve stories, and are usually constructed of reinforced concrete.
