Looking to assign this AMAZING OPPORTUNITY!!!!
- SFH Boston, MA - Chestnut Hill/Brookline in Norfolk County (6 miles outside Cambridge/Fenway park)
- A class Neighborhood
- 3bd/2.5 bath
- 2100 sq ft
- Hometown of Tom Brady of the New England Patriots and Birthplace of John F Kennedy
Brookline Architect said you can build 3,020sqft total with special permits that the seller will pay for.
This analysis is based on the Town’s Assessor’s records showing 1,773 sf and 327 sf = 2,100 sf total finished space. Those are likely
lower than the actual figures, which would reduce the amount possible to add/convert. For this analysis, we will assume those figures are correct:
Conversion of existing basement or attic space Without a special permit, the house can convert 2,324 sf (max FAR) minus 2,100 (existing total finished floor area) = 224 sf.
With a special permit, the house can convert 1.3 x 2,324 = 3,021 sf minus 2,100 = 921 sf. That is, a special permit allows the total to go up to 130% of the max FAR. (Another way to look at this reasoning: first go up to the max FAR (224 sf), then go up to the 30% bonus (697 sf) = 921 sf.)
Additions Without a special permit, the house can have an addition of 2,324 sf (max FAR) minus 2,100 (existing total finished floor area) = 224 sf.
With a special permit, the house can have an addition of 1.2 x 2,324 = 2,789 sf minus 2,100 = 689 sf. That is, a special permit allows the total to go up to 120% of the max FAR. (Or, 224 sf plus 465 sf = 689 sf.)
Conversions and Additions Without a special permit, the house can (still!) have an addition
or conversion of 2,324 sf (max FAR) minus 2,100 (existing total finished floor area) = 224 sf.
With a special permit, the house can have a combination of conversion and addition of 1.3 x 2,324 = 3,021 sf minus 2,100 = 921 sf, BUT, the addition cannot exceed 35% of the additional floor area allowed by special permit, so the addition can be 224 sf (bringing FAR up to max) PLUS 35% of 697 sf (30% of 0.3 x 7,746 sf lot = 244 sf) for a total of 468 sf. The remainder — 921 - 468 sf = 453 can be basement or attic conversion.
Subject Property: (2,100sqft living area on a 7,746 sqft lot).
Comp: was originally 1,977 sqft living area on a 7,745 sqft lot. (Now 3,485 sqft living area) conservative $1.5M (zillow zestimate $1.8M)
