229 Brannan Street 18E, San Francisco, CA 94107, San Francisco, 94107 - 2 bed, 2 bath
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229 Brannan Street 18E
San Francisco, CA 94107
ACTIVE
CONDITION: GOOD
2Beds
2Baths
1,058Sq Ft
82,966Lot Size
Property Price
LIST PRICE$1,700,000
EST. MARKET VALUE
$1,477,496
15% AboveMARKET VALUE
SUMMARY
This Luxury Penthouse Residence is a High-Potential Investment Opportunity, listed at $1,700,000—positioned well above the $1,477,496 Fair Market Value by -15%. Featuring an Excellent Condition Rating, this unit offers a sophisticated lifestyle with panoramic Bay views, a private terrace, and full-service amenities including a pool and fitness center. While the association fees are substantial, the prime South Beach location and high-end finishes by Christian Liaigre provide long-term stability. This property is an ideal acquisition for Luxury Owner-Occupants or Sophisticated Urban Professionals.
Estimated Market Value
$1,477,496
Based on Realkey algorithm analyzing recent comparable sales in San Francisco.
Comparable Sales Map
Comparables within 1 miles sold in recently
Map unavailable.
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 229 Brannan Street 18E Subject | $1,700,000* List Price | 2 | 2 | 1,058 | $1,396 | - |
A 170 King Street 828 Sold | $1,335,000 | 2 | 2 | 1,092 | $1,223 | 0.3 mi |
B 631 Folsom Street 2B Sold | $1,330,000 | 2 | 2 | 1,054 | $1,262 | 0.4 mi |
C 72 Townsend Street 504 Sold | $1,490,000 | 2 | 2 | 1,260 | $1,183 | 0.1 mi |
D 219 Brannan Street 5G Pending | $1,999,000 List Price | 2 | 2 | 1,309 | $1,527 | 0.0 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Good
TeardownExcellent
Property is move-in ready.
Built in 2001, the property is around 25 years old but has been exceptionally well-maintained. The kitchen features high-end stainless steel appliances (Viking) and quality cabinetry. The unit is fully functional, immaculate, and move-in ready, outperforming typical properties of its age category.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Elementary School: Chinese Immersion School At Deavila (9/10). Middle School: Lilienthal (Claire) Elementary School (9/10). High School: Lowell High School (10/10).
- Penthouse Views & Outdoor Living
As a top-floor penthouse, this residence features a rare private terrace with panoramic views of the San Francisco Bay, South Beach Harbor, and the city skyline.
- Full-Service Luxury Amenities
The Brannan offers a premier lifestyle with a 24-hour doorman, heated pool, and fitness center, complemented by the rare inclusion of two secure parking spaces.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Lot size discrepancy between mls listing and other public or private record. mls listing lot size in square feet =82966, other record lot size in square feet = 123647.
- High Monthly Carrying Costs
The monthly association fee of $1,780 is substantial, which may deter budget-conscious buyers and impact the overall monthly cost of ownership.
- Underperforming Local Schools
The majority of the assigned public schools in the immediate area have low ratings, which could be a significant drawback for families with school-aged children.
About 229 Brannan Street 18E
Top-floor penthouse at The Brannan with sparkling Bay views and a private terrace. This beautifully appointed two-bedroom, two-bath condominium features a bright, open living and dining area framed by dramatic water and city views, with direct access to the private terrace and a sleek, well-equipped kitchen. The primary suite offers built-in shelving, a spacious ensuite bath, and terrace access, while the guest bedroom features a Murphy bed for flexibility. Additional amenities include a second full bath, in-unit laundry, central air conditioning, two secure parking spaces, and storage. Expansive outlooks take in South Beach Harbor, the Embarcadero, Twin Peaks, and beyond. The Brannan is one of South Beach's premier full-service communities, offering a 24-hour doorman, heated pool, spa, fitness center, and BBQ cabana. With interiors by renowned French designer Christian Liaigre, this distinctive residence enjoys an exceptional waterfront setting near Oracle Park, Chase Center, the Ferry Building, South Park, and the Financial District. Enjoy this elevated expression of San Francisco urban luxury living.
Property Details
Public Facts
- Property Type
- Condominium
- Year Built
- 2001
- Lot Size
- 82,966 Sq. Ft.
Interior
- Total Bedrooms
- 2
- Total Bathrooms
- 2 (2 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $1780 / Month
Neighborhood Insights
San Francisco Unified Schools
Chinese Education Center
Grades K-5 • 1.1 mi
0/10
Daniel Webster Elementary School
Grades K-5 • 1.6 mi
5/10
San Francisco Public Montessori School
Grades K-5 • 2.5 mi
6/10
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 2.0 | 2.0 |
| Baths | 2.0 | 2.0 |
| Square foot | 1,058 | 1,093.715 |
| Lot Size | 82,966 | 10,543.457 |
| Price | $1.70M | $1.21M |
| Price per sq ft | $1.6K | $1.1K |
| Built year | 2001 | 1989 |
| HOA | $1780 | $832 |
| Days on market | 15 | 69 |
Pricing History
Listed for Sale
Aug 25, 2026
$1,700,000
Initial Listing
Sold
Jul 3, 2018
$1,735,000
Public Record
Sold
Aug 31, 2001
$1,537,000
Public Record