A Boston Condo With No Storage & 6+ Ways to Make It Better (Parts 1-3)

Hi Everyone,

Whew! I rarely do this. However, I needed to create one more installment for this poor one-bedroom Boston condo. There is an anchor text link below that will take you to part 2. I’m not sure if I can make one that will go to part 3. So, please humor me, and if you wish to skip, please click the link to part 2 and then scroll down a bit to part 3.

Actually, I think part 3 is the best because I came up with some unusual solutions for this Boston condo.

While some of these won’t work for everyone, they could work very well if the circumstances allow.

 

Please remember that this is an incredible, golden location in Boston.

 

Thus, the buyer’s dollar will not go very far here. What one gets in convenience, beauty, and everything wonderful about Boston, the one thing lacking will be space. If space is more important to someone than lifestyle, then this will not be a good option for them.

Below is the intro to part 2 that came out on Sunday.

 

Happy Mother’s Day!

 

As promised, let’s continue with the one-bedroom condo on the edge of Boston’s Back Bay neighborhood. If you missed part 1, please read from the top; otherwise, please click the link below to skip to part 2.

Part 2 is the lower level of this expensive Boston Condo that would benefit from a major renovation.

 

Part 2 Begins Here

 

Hi Everyone,

It’s been several weeks, and it’s time again to “fix this place.” (This was the previous apartment we took apart.) This time it’s a one-bedroom Boston condo in the first block of Back Bay on Beacon Street. This is an idyllic location, (except for one aspect which we’ll get to) on the edge of Beacon Hill. Across the street is the Boston Public Garden. It’s also steps from the Charles River Esplanade and an easy walk to wonderful shops and restaurants.

 

But… the real estate pics. omg. (Please follow here, for the complete set of images and more info.)

 

Important note: I am not disparaging the way people live; however, real estate images usually attempt to show a place at its best. In addition, this spacious one-bedroom condo is on the market for just shy of 1,000,000 Dollars!

 

via GIPHY

(by $100 lol), and while the potential is there, it’s currently giving off flophouse vibes.
It starts with tremendous promise with this gracious Back Bay classic foyer. The door to the unit is the one mostly covered by the staircase on the first floor.

I adore the old wood floor and how they painted the original woodwork. The old arched doors are quite elegant.

Okay, let’s go inside. They left the original architecture. Yet, they managed to erase every vestige of its charm with hideous lighting and a lot of unattractive furnishings.

There’s a cozy work area facing a blank wall.

 

It wouldn’t take much to level up this place, but for God’s sake, why is the portable AC out and in the shot?

 

And wait. The vacuum cleaner? I see… It’s keeping the yoga mat and gym bag company.

 

The pet bowls are a nice touch.

Oh, wait! It’s a duplex with a spiral somewhat reminiscent of my dearly departed death trap.

 

However, there isn’t a closet to be found in the main living areas of this one-bedroom Boston condo.

This is why everything is out. Clearly, this place needs work. The sad thing is that the listing says that the bathrooms and kitchen were redone in 2021.  While they’re not hideous, they’re not elevating this place in the slightest.

 

In all fairness, there was one closet.

 

However, they turned it into a powder room. That much they got right. Adding a powder room adds tremendous value. However, what isn’t smart is the MASSIVE amount of wasted space adjacent to the open-plan kitchen with the de rigueur peninsula and as many stools as will fit.

Why, oh why, do people think this is a good thing? It’s not a good thing. It’s a massive space hog, and no one sits there.

One of my primary goals in life is to eradicate the space hogging peninsulas + stools in quarters with tight spaces. I’m not saying 100% of the time. If they work for you, great. But, again, we have the encroaching kitchen disease. It is too close to the fireplace.

 

Opposite is the vintage piece of crap spiral.

 

Unfortunately, it overlaps the front door. However, that’s the least of its problems.

 

 

See what I mean? I guess this is the abundant storage they were referring to.

I took a look at the real estate listing.

Here’s what goes under the heading:

 

WHAT’S SPECIAL about this one-bedroom Boston condo (and my thoughts in italics)

 

• Working fireplace – Yes, that’s a bonus, if it’s in good repair, has been lined, and is clean.

 

• Private outdoor patio – Are they fugging kidding? That’s not a patio, it’s a torture dog run for a sweet pooch owned by a sadist. I mean, I wouldn’t even put my garbage out there. Private? Yes, indeed. Even the discerning Back Bay/Beacon Hill rats will steer clear of this one.

 

• Ample closet space – Okay, without saying they are BALD-FACED LIARS, let’s look closely at the “ample” storage space.

 

There’s NOTHING upstairs, and downstairs, aside from the washer/dryer closet, there are two double sliding door two-foot deep closets with doors that are falling off their glides. And that is it for enclosed storage.

 

 

• The charcoal bags are a sweet touch.
• Open space = Wasted space
• Spiral staircase – The netting and dusty luggage, we already saw.

 

• Spacious [ugly] bedroom – His and Her laundry baskets?

 

The listing shares that the kitchens and bathrooms (one bathroom, one teensy powder room) and kitchen were renovated in 2021.

 

Yes, as cheaply and lacking in charm as possible.

 

• There is no off-street parking.
• There is no air conditioning, except for the two portable units, which have nowhere to go for eight months when they are not in use.

 

What they don’t mention is that the first block of Beacon Street in Back Bay, between Arlington and Berkeley Streets, is the location of Fisher College, along with some 300 college students residing in numerous buildings on that first block.

 

Need I say more?

 

I have nothing against students, per se, because if you live in Boston, this city is teeming with some 80,000+ students during the season that is about to end.

However, the concentration of students is far higher on this block than in the next several blocks on Beacon Street. Many dorms are still in Back Bay, especially on the western end near Boston University.

The last point is that the property value is not diminished because of the college and the associated noise of students who are finally free of parental oversight. Hehe. Make no mistake, there are some mega-expensive homes on this block. However, it might dissuade some people.

 

Still, this one-bedroom Boston condo is on the market for one million dollars.

 

That’s because, despite the college and 100s of students living nearby, the location is superb.

It’s a good-sized one-bedroom condo, but with no off-street parking, no central air (or mini split), insufficient storage, unsafe spiral, I don’t see this place going for that much.

Yet, I chose this unit for the next “Let’s fix this place” because it has enormous potential to be a charming, elegant home with ample storage.

 

Oh, Laurel, can you turn this one-bedroom into a two-bedroom condo like you did the other one a couple of months ago? 

 

I probably could, but I want to address the most pressing issues today.

Today, we have a helpful tool that I wish all real estate listings used.

They gave us a scale floor plan for the two levels. Thank you for making this easier for me.

Below we can see that the living room is a good size, and important to note that it is quite wide at 18 feet. My living room is a few inches over 15 feet, and a staircase runs along most of the back.

I think the key factor is reconfiguring the spaces to maximize storage and room flow.

 

Therefore, the kitchen would need a redo. There should be higher-end cabinetry and appliances. And please build the cabinets all the way up. It’s not difficult, but it will look much more custom.

Today, let’s focus on the upstairs.

Then, another post will address the lower level of this one-bedroom Boston condo. There will probably be a third post, as well. I have a wild idea, I want to explore.

 

Let’s begin with plan number zero.

 

Why is it zero? It’s zero because I forgot about it and had already numbered the other plans. I’m including it to show the process. There are also more notes on the subsequent plans. This plan creates a much-needed entry closet. We also closed off the corners of the spiral so that we won’t need the ugly netting.

 

It doesn’t have to be a sectional.

Again, this is better, but it’s not better enough.

 

Did you try a straight-run staircase similar to what you have?

 

Good question! Hang on, please. ;]

As you can see, there is a new floor-to-ceiling workstation/closet that is accessed from the back. I didn’t put some of the details in this one, so let’s move on to the next idea.

 

Plan #1

 

Yes, there are a lot of sconces! I am not addressing them right now, but they are not all the same, and some could be picture lights like I have. I love them! Sconces give off beautiful light. The recessed downlights should never be in a living room of these elegant old homes. I can’t tell you how strongly I feel about that.

 

I’m okay if they’re in the kitchen, halls, shower, bath, and closets, but not in the main living spaces; not in a historic 19th-century beauty.

 

Please. No.

 

The lighting in this place is an abomination. It is cold and glaring. However, it’s very common around here; I daresay just about everywhere. It makes me so sad what has happened.

I also didn’t put in any details in the closet, just that it’s there. However, now there is a ton of space to store the AC unit, vacuum cleaner, and more. The work station could also be housed in the cabinet, and the piece behind the sofa could be a sideboard that’s lower than the back of the sofa.

 

Below is my favorite plan for the upstairs living spaces of this one-bedroom Boston condo.

 

There’s terrific flow, and gobs of wonderful storage!

And yes. I had to try it. I put in a new, safe staircase that’s a straight run except for the code-compliant winder at the top. The pale yellow stairs are there, only to show the entire staircase. You will not see the yellow part as it’s under the floor. We only have an eight-foot floor height downstairs, so 15 risers and 14 treads will suffice quite nicely.

Also, there’s now breathing room for the lovely doorway, and a gracious seven-foot-long entry.

I would love to see the front door with a rich walnut stain.

 

But, Laurel, you have to walk to the opposite end of the room to dine?

 

You know, what? It’s up to you. You may not want to hear this, but I very much recommend that some of you begin moving. I intentionally walk around in circles for exercise when the weather is really bad. Walking is good for you! I also intentionally walk up and down the stairs.

The distance is not far.

Okay, I can’t wait to show you part 2 and then part 3 which I’ve already begun to work on.

The next post will be on Sunday. My son Cale is coming for a visit, (Yes, for Mother’s Day!) and I haven’t seen him in over 3 months!

If you’d like a wonderful gift that’s quick, here are some ideas:

 

1. Any of my fantastic interior design guides. Gifting is available; just click the gift icon on the first screen and follow the prompts.

2. The MasterClass series of over two hundred courses. I bought mine and it is terrific. Plus, they are offering 50% off through the 11th of May!

xo,

 

*********************************************************

Part 2 Begins Here

 

May 11, 2025

Hi Everyone,

Okay, I gave this a lot of thought. I think they should change the staircase.

 

Let’s begin by looking at this one-bedroom condo as it currently is.

Above, in the bedroom, are the only closets in this $1,000,000 home in a prime area of Boston.

Below is my first plan for the lower level. Let’s assume that they change the staircase. It would be so much better– and safer!

 

In so doing, they can enlarge the bathroom 18″ for some needed breathing room. I also rearranged things so the toilet is off to the side and there’s a good-sized vanity with storage. There’s also more storage, either shelves or a built-in cabinet on the vanity side of the bathtub.

 

While the bedroom is smaller, I utilized that entire wall facing the brick for closed-off storage.

 

And I adore the 3′ x 7′ hall that leads into the bedroom.

In plan number 2, I moved the washer/dryer and put the toilet in that niche. Now, I’m sure this is possible, but I don’t know if it’s feasible, or even better.

 

 

But, please notice that there’s a new door to the bedroom and one to what is effectively a laundry room off the bedroom.

 

Interior windows, Laurel?

 

Yes, while not essential, they do bring in a wee bit of natural light into the windowless spaces. They can have roller shades for privacy. Or, they could be frosted glass or mirrored panes.

 

The thing we’re not seeing in all of these floorplans are the details:

 

• Beautiful new flooring.
• Classic custom doors
• Mouldings

The living room is good with its original moulding. However, it could use a bit more. Maybe some wall panels and a bit more embellishment on the ceiling.

 

The condo needs better wall colors and, most important, much better lighting!

***

Okay, I have yet another idea, and it’s pretty wild. However, let’s look at it on Monday evening.

 

In the meantime, I have some big news!

 

I have hired a master paper hanger to install the Gracie panels.

Yes, finally!

Please understand that I never ask contractors for any kind of a break. I should, but I don’t because it’s useless.

Still, I would like to think they have some understanding not to charge me more than the going rate.

 

I had three quotes.

 

Brace yourselves.

The first one was for $4,835.00.

No, that is not a mistake. That is only for the four Gracie panels, including the lining paper. Yes, I know. I thought it would be more like $1800, but apparently, I’m out of touch with how ridiculously expensive the labor can be. Robert, my GC, was always quite reasonable. Otherwise, I wouldn’t have been able to do half of what I did!

 

As for the entry and other piece of big art over the stairwell, I sent David Harrison specs for the big piece on February 19th and he said he’d “get right on it.”

 

Then, I sent him finalized specs with measurements for everything on April 19th, and again, he said he’d get right on it.

He said he would do a strike-off. (A sample of the colors and materials.)

Then, I wrote him on Friday to inquire about a timeline, and I told him I needed to have everything finished and installed by August.

Crickets.

 

Normally, he responds immediately. However, even if he didn’t, February 19th was over 11 weeks ago.

 

While I like David, this is business, and I’m beginning to get that ickypoo feeling. He is always all gung-ho and is kind, but so far, it’s only talk. :[

I hate to have to start again. However, unless something changes drastically and fast, I think I would be wise to look for something else.

If you missed my plans for the entry or wish to review, you can see them here.

This post covered what I hoped to do for the living room art.

Anyway, this should be my worst problem. I’m incredibly grateful for all I have and blessed to have a lovely visit with my son, Cale. Alas, he’s leaving in the late afternoon as he found a ride back to western Mass.

 

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Hi Everyone,

I hope you had a joyous Mother’s Day. I lucked out this year. Usually, I’m alone, but my darling son Cale came to visit me on Thursday evening.

On his lengthy journey from Greenfield MA, near the Vermont border, he carried these flowers in a plastic bottle with the top cut off. He stopped at the Hungry Ghost in Northampton to get us some bread. Then he made his way to Springfield and caught an Amtrak train, and walked to my place from the Back Bay Station. All the while, he carried the flowers in water. This was 40 hours later. I should’ve taken a photo right away.

And then it rained, and rained,

And I think it stopped on Saturday sometime.

 

So, yesterday, we did a number in my little patio garden. It hadn’t been cleaned since before the reno began in 2023, so it was full of organic debris, the odd floor tile, and little pieces of Styrofoam and plastic. But, zillions of leaves. The image above was taken in July 2022.

 

It’s not what it was. The rose bush is long gone, and one of the hydrangea pots was busted and dumped a while back. I was all set to put out this huge “weed,” when Cale said, “Let me check it on my app, just to make sure.”

Well, lo and behold, it’s a little elm tree sapling! So, we staked it up and tied it around the ivy vines.

 

As promised, I want to share another idea for the one-bedroom condo.

 

(Actually, it has ended up being more than one.)

Oh, some of you are going to give me grief. But, please hear me out.

When I did the upper floor, I noticed something that sparked the idea of turning this investment property into a student residence.

Let’s assume that this is allowed. And let’s assume that there isn’t some limiting insurance issue.

 

As seen below, the yellow portion is the common area for two or three residents.

 

It’s common in Boston and I’m sure other cities as well, for kids to live together in one unit during and after college. In fact, my son Cale still shares a house with three other people. It’s his way of keeping his expenses low.

 

Okay, let’s look at the upstairs that now holds two bedrooms.

 

 

In this version, I created two bedrooms upstairs with the common areas in yellow.

 

Wait, Laurel!!! You can’t have a bedroom without an exterior window.

 

Well, technically, no, one cannot call that space a bedroom, however, do you think a 20-year-old gives a flying crap whether they have a window in the room used for sleeping and homework? No, not when they can walk out the front door and in two minutes be jogging or riding a bike by the Charles River.

Besides, that room has the fireplace.  It could be made into a gas fireplace. I would love to have that space be my room.

The rent on this place will likely be about $5,000/month, and most likely without utilities. So, those would need to be some well-off students, but there are plenty of those in Boston.

 

However, I have a fourth option for this one-bedroom condo.

 

In this version, we’ve turned this one-bedroom condo into a two-bedroom. This time, both bedrooms are legal. Please note that in this version, I’ve hidden the desk in the bedroom behind a closet, but that’s optional. In addition, I closed off the other entrance into the kitchen to make room for a small table in the lounge.

I could see this version working in many scenarios. These are not people who will be doing any grand entertaining. They’ve purchased this place purely for the superb location.

It could be a couple with a teenage child, or an adult child still living at home. Or, it could be a mother-in-law.

I could also see two college interns living here. After all, Mass General is only .6 of a mile from this residence.

Below is another variation of version four.

 

Please note the addition of two walls of interior windows. That would be so pretty!

 

Below, the common room has a larger-than-normal banquette, so there’s room for a sideboard.

 

Below is an interesting idea for the lower level.

 

It’s a little tight, but I added a second full bathroom! That would add tremendous value.

And it would make for a terrific suite for an adult family member.

 

However, let’s return to the single-family one-person or a couple one-bedroom condo.

 

That space could be carved out for many different uses. One important thing, of course, is to think about resale. For example, you might want to create a full little kitchen downstairs, but that might make it more difficult to sell in the future.

 

Laurel, can you get water into that area where you added a bathroom?

 

That’s a wonderful question. And the answer is, while I’m not 100% sure, the likely answer is yes because we moved my downstairs plumbing several feet when we moved the toilet. The reason it’s possible is that this unit is on the bottom. If it were on a higher floor, it would probably not be possible without disturbing the residents below that unit.

 

I have one last variation for a single person or couple who likes or needs to entertain.

 

And I have to say it might be my favorite variation for this one-bedroom condo in Boston’s Back Bay neighborhood.

 

In this version, I turned the middle room into a dining room and kept the front room as the living room.

 

Laurel, aren’t these awfully small rooms? Isn’t it going to feel cramped and claustrophobic, especially with no windows?

 

No, that is not always the case. Did you feel claustrophobic in your mother’s womb?

I know. You don’t remember. ;]

 

But, Laurel, my bathroom is the size of the entire top floor!

 

I see. Don’t tell me. Please let me guess. You live in Texas in a “modest” 7,500 square foot home? And you have four compressors sitting in your backyard? ;]

Yes, I know. Your closet really is the size of the closet I lived in for six months at the beginning of my renovation. And that’s just your closet. Your husband’s is another 265 square feet.

Please understand that most people do not have that kind of space. You can have that amount of space in Boston, but in Beacon Hill or Back Bay, $7,500 square feet with beautiful finishes will cost at least $15,000,000 and maybe more. Remember this beast?

 

However, let’s get back to something more relatable.

 

Dividing up the place into smaller rooms makes the place “live larger,” not smaller. I can attest to that with the tiny rental I lived in two summers ago. And, also my own renovation. The downstairs is much cosier, interesting, and feels much larger than before because the separate spaces give it a distinct shape.

The owners won’t be able to comfortably entertain more than six people unless it’s a cocktail party. And even then, I wouldn’t have more than 12 here.

If you scroll down, the light green box superimposed over the floor plan represents the size of the apartment closet I rented in the summer of 2023.

 

The upstairs of 103 Beacon is more than double the size of that place.

 

Plus, there’s the downstairs.

As a one-bedroom apartment, it’s a good size.

Another point is that when living in a one-bedroom with someone else, it’s awfully nice to have a space to escape to.

And finally, the point of this exercise is to show what’s possible with a place that’s clearly not working as it is right now.

Yes, I’ve pushed the limits.

 

I even went so far as to do this, below.

 

This version would be great for two students, or a couple who need a separate suite downstairs for a family member. It could even work for a couple with two kids.

We had friends in Manhattan for many years who had kids close in age to Aaron. One had two girls, and the other had fraternal twins, boy/girl. Each apartment was 600 square feet, smaller than this one, and both families created three bedrooms and raised their kids in those apartments until they went to college.

It can be done.

 

In this case, sure, one could also leave the upstairs as one large room.

 

I do prefer a kitchen that isn’t on display.

Okay, this ended up being much more than I had anticipated. I enjoy fixing these places. There are too many sad renovations where people put zero thought into how the spaces would function.

I don’t think it’s necessarily a matter of not caring; it’s a matter of not knowing, and just going along with the same old thing they’ve always done, whether it makes sense.

And then they end up with an entire floor with no closets and an exceedingly dangerous spiral staircase.

Oh, David from Romantic English wrote me on Sunday evening and assured me I’d have all of my materials within four weeks! I’m so relieved!

xo,

 

***Please check out the recently updated HOT SALES!

There is now an Amazon link on my home page and below. Thank you for the suggestion!

Please note that I have decided not to create a membership site. However, this website is very expensive to run. To provide this content, I rely on you, the kind readers of my blog, to use my affiliate links whenever possible for items you need and want. There is no extra charge to you. The vendor you’re purchasing from pays me a small commission.

To facilitate this, some readers have asked me to put

A link to Amazon.com is on my home page.

Please click the link before items go into your shopping cart. Some people save their purchases in their “save for later folder.” Then, if you remember, please come back and click my Amazon link, and then you’re free to place your orders. While most vendor links have a cookie that lasts a while, Amazon’s cookies only last up to 24 hours.

Thank you so much!

I very much appreciate your help and support!