
San Francisco, CA 94103
This Luxury Combined Penthouse represents a Prime Investment Opportunity with a List Price of $2,295,000—positioned below the $2,350,726 Fair Market Value by 2%. This valuation provides $55,726 in Instant Equity for this Move-in Ready sanctuary. Boasting a Good Condition Rating, the home features Panoramic Skyline and Bay Views and a full-service lifestyle including concierge and housekeeping. Proximity to Top-Rated Schools like Lowell High (10/10) completes this urban retreat. It is a perfect fit for Luxury Home-Seekers or Owner-Occupants.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 1160 Mission Street 2306 Subject | $2,295,000* List Price | 4 | 3 | 2,371 | $991 | - |
A 765 Market Street 22D Pending | $2,595,000 List Price | 3 | 3 | 2,567 | $1,011 | 0.7 mi |
* Subject property listed price vs sold prices of comps.
Property is move-in ready.
Built in 2008, this luxury penthouse falls within the 10-20 year age bracket for a 'good' condition rating. The property is move-in ready and exceptionally well-maintained, featuring high-quality hardwood flooring, floor-to-ceiling windows, and a modern kitchen equipped with premium stainless steel Bosch appliances and quartz countertops. While the finishes are high-end and the unit shows minimal wear, the styling reflects the original construction era rather than a recent full-scale renovation.
Elementary School: Chinese Immersion School At Deavila (9/10). Middle School: Lilienthal (Claire) Elementary School (9/10). High School: Lowell High School (10/10).
This rare 2,371-square-foot combined penthouse features wraparound windows that offer breathtaking, unobstructed vistas of the San Francisco skyline and the Bay from nearly every room.
Located in the SoMa Grand, the property includes luxury services such as a 24-hour concierge and rare complimentary housekeeping, providing a high-end, full-service lifestyle.
The monthly association fee of $2,703 is significantly high, which may deter budget-conscious buyers or impact the property's overall investment yield.
While the location is central, many of the immediate neighborhood public schools have lower performance ratings, which could be a drawback for families with school-aged children.
An iconic four-bedroom plus office penthouse showcasing some of SoMa's most breathtaking skyline and water views. Residences #2306 and #2304 have been seamlessly combined to create a spectacular 2,371-square-foot home defined by extraordinary scale and walls of wraparound windows that frame dramatic city and bay vistas from nearly every room. This expansive residence features four spacious bedrooms, three full bathrooms, and a dedicated office have been thoughtfully designed for elevated urban living. Three of the bedrooms occupy prime corner positions with sweeping wraparound windows, immersing each space in natural light and showcasing a serene yet dynamic city backdrop. From sunrise illuminating the Bay to evenings when the skyline sparkles against the night sky, the panoramic views are truly captivating and uniquely positioned from this exceptional height. The SoMa Grand is a full-service luxury building offering 24-hour concierge, complimentary housekeeping, a state-of-the-art fitness center, spa with hot tub, coffee service, and more. Penthouse #2306 stands apart for its rare scale, functionality, and uninterrupted connection to the sky. Ideally located in the heart of SoMa, just moments from renowned theaters, the vibrant energy of Hayes Valley, and the cultural amenities of the Yerba Buena District. Enjoy easy access to cafes, fine dining, shopping, freeway connections, MUNI lines, and BART. A truly rare opportunity to own one of SoMa's premier penthouse residences.
No exterior & parking available.
Grades K-5 • 0.5 mi
Grades K-5 • 0.8 mi
Grades K-5 • 1.0 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 4.0 | 2.0 | 98% |
| Baths | 3.0 | 2.0 | 79% |
| Square foot | 2,371 | 1,186 | 86% |
| Lot Size | 43,557 | 7,776 | 84% |
| Price | $2.29M | $875.0K | 86% |
| Price per sq ft | $968 | $872 | 67% |
| Built year | 2008 | 2002 | 63% |
| HOA | $2703 | $775 | 81% |
| Days on market | 79 | 216 | 9% |
Feb 2, 2026
$2,295,000
Initial Listing
Feb 28, 2008
$1,700,000
Public Record