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Two $2M Nob Hill Condos Battle it Out in the Deathcage

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Imagine: you have about $2M to drop on a place and you've narrowed it down to two two-bedroom penthouses in Nob Hill. How do you make up your mind? The answer is simple: you shove them into a metaphorical cage and let them battle it out until one emerges victorious. It's time for Real Estate Deathmatch. Address: 52-56 Pleasant St #56 / 850 Powell St #902
Price: $1,999,000 / $1,995,000
Monthly HOA: $270 / $1,612
Square Footage: n/a / 1,912
Beds, Baths: 2 bed, 1.5 bath / 2 bed, 2.5 bath
Parking?: 1 car / 1 car

This 2-bed, 1.5-bath penthouse at 52-56 Pleasant Street is part of a 3-unit TIC, but is in the process of converting to a condo. Although the square footage is unspecified, it's got a lofted floor plan with two levels. The large living room with adjacent dining room is open to the second floor sitting area, which has spectacular corner views. The kitchen is very small and narrow but has a dining nook. The main drawback is the hideous wallpaper in the master, bathrooms, and kitchen. But the main advantage is the stunning private deck. HOA dues are a meager $270/month - but they could go up when the condo conversion is complete.

This 2-bed, 2.5-bath penthouse at 850 Powell Street is located in a luxury doorman building. The unit is huge at nearly 2,000 square feet and complete with high-end modern styling. Intricate ceiling detail with one-of-a-kind suspended glass bulb lighting define the living space, and the kitchen has an airy, open floor plan with sleek cabinetry. The master bathroom is all marble. All rooms have show-stopping views, but there's no outdoor space. The unit was originally listed in March for $2.3M, so it could potentially sell for under asking - but the HOA dues are steep at $1,612/month.
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