276 Grand View Ave, San Francisco, CA 94114, San Francisco, 94114 - 4 bed, 4 bath
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San Francisco, CA 94114
This Modern Architectural Residence is a High-Potential Investment Opportunity, listed at $2,800,000—positioned well below the $2,902,188 Fair Market Value by 3%. This valuation gap offers $102,188 in Instant Equity. Boasting an Excellent Condition Rating as a 2026 new construction, the home features Panoramic SF Bay Views, a Private Elevator, and a Rooftop Terrace. With access to Top-Rated Schools like Lowell High (10/10) and an Independent Lower-Level Suite, it perfectly balances luxury with income potential. This is an elite choice for Owner-Occupants or House-Hackers.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 276 Grand View Ave Subject | $2,800,000* List Price | 4 | 4 | 3,566 | $814 | - |
A 35 Hattie Street Sold | $2,127,000 | 5 | 5 | 2,518 | $845 | 0.5 mi |
* Subject property listed price vs sold prices of comps.
Property is new construction or fully renovated.
This property is a brand-new luxury construction project with a scheduled completion date in 2026. As a modern architectural residence, it will feature high-end finishes including a chef's kitchen with premium appliances and custom cabinetry, spa-inspired bathrooms, and a private elevator. All structural, mechanical, and electrical systems will be new, meeting the highest current quality standards with zero deferred maintenance.
Elementary School: Chinese Immersion School At Deavila (9/10). Middle School: Lilienthal (Claire) Elementary School (9/10). High School: Lowell High School (10/10).
Situated in a premier Noe Valley enclave, the home features expansive walls of glass offering breathtaking, unobstructed views of the San Francisco Bay and downtown skyline.
This 2026 new construction boasts high-end architectural design across three levels, including a private elevator and a rooftop terrace for seamless indoor-outdoor living.
Living area discrepancy between mls listing and other public or private record. mls listing living area = 3566, other record living area = 735. Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 4, other record bedroom count = 1.
The property has a small lot size, more than 70 percent of which is taken by its living area. lot size in square feet = 2395, living area = 3566.
The property was recently sold within the past year on 2025-05-15. The sold price is $1,200,000.00.
Perched on a coveted enclave in Noe Valley this exceptional modern residence is currently under construction and poised to become a true architectural statement. Designed to capture breathtaking panoramic views of the city skyline and the San Francisco Bay, the home will seamlessly blend sophisticated design, refined finishes, and effortless livability across three expansive levels—all serviced by a private elevator from the garage to the rooftop terrace. The main level unveils a dramatic open-concept great room, where walls of glass frame sweeping vistas and open to a stunning view terrace—an entertainer’s dream. The chef’s kitchen is thoughtfully designed with premium appliances, custom cabinetry, and an elegant dining area, complemented by a beautifully appointed powder room and abundant, integrated storage throughout. Upstairs, the primary suite is a serene retreat, bathed in natural light with eastern and southern exposures. It will feature a spa-inspired bath and a generous walk-in closet. Two additional bedrooms, a well-appointed full bath, and a spacious laundry room with sink and storage complete this level with both style and functionality. The lower level offers a fully independent one-bedroom, one-bath residence with its own open. Construction completed in 12 months Views: Downtown
No exterior & parking available.
Grades K-5 • 0.2 mi
Grades K-5 • 0.5 mi
Grades K-5 • 0.8 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 4.0 | 3.0 | 53% |
| Baths | 4.0 | 2.0 | 71% |
| Square foot | 3,566 | 1,935 | 89% |
| Lot Size | 2,395 | 2,848.82 | 29% |
| Price | $2.80M | $2.60M | 53% |
| Price per sq ft | $785 | $1.5K | 11% |
| Built year | 2026 | 1906 | 98% |
| HOA | $0 | $0 | 50% |
| Days on market | 15 | 201 | 2% |
Apr 7, 2026
$2,800,000
Initial Listing
May 15, 2025
$1,200,000
Public Record
Feb 20, 2020
$1,400,000
Public Record
Feb 14, 2017
$1,050,000
Public Record
Nov 30, 2001
$579,000
Public Record