Homes/Massachusetts/Boston/220 Boylston Street
CompCasa Property Analysis · condo

220 Boylston Street

Grand 2-Bedroom Four Seasons Place Residence with Public Garden Views

Sprawling 2,159 sq ft condo overlooking Boston Public Garden

2 beds2.5 baths2,159 sq ftBuilt 1985deeded garage parking
CompCasa valuation analysis
Estimated market value
$4,800,000
Low $4,700,000 · Midpoint $4,800,000 · High $4,900,000
Confidence90%Sales comparison approach
Last recorded sale$4,800,000Oct 18, 2024
Assessed value$3,867,3002025 assessment
CompCasa estimate$4,800,000Mar 6, 2026
Estimate vs. last recorded sale+$0 / +0.0%
$4,700,000$4,800,000 midpoint$4,900,000
Price / sq ft$2223
Median sale price$3,500,000
Avg days on market45 days
Inventory2.5 months

Sales comparison approach using recent sales within the Four Seasons Place. Adjusted for unit size, floor level, and view. Income approach supports valuation based on potential rental income and prevailing cap rates.

About the property

Grand 2-Bedroom Four Seasons Place Residence with Public Garden Views

This exceptional residence at Four Seasons Place fronts one of Boston's most coveted settings: the Boston Public Garden. Occupying 2,159 square feet, the two-bedroom, two-and-a-half-bath home commands expansive, panoramic views of the garden and the sweep of Back Bay through floor-to-ceiling glazing. The effect is cinematic—sweeping sightlines to the treetops and seasonal displays that change the room's character with the city calendar.

On arrival, a five-star lobby experience—24-hour concierge and doorman—signals the level of service that comes with ownership here. Inside, thoughtful finishes and an open plan living area create a formal yet comfortable entertaining flow. The main rooms will accommodate both intimate evenings and large gatherings; the layout includes well-proportioned bedrooms, generous closet space, and a primary suite sized for restful privacy. Central heating and cooling and steel-and-concrete construction provide the quiet, secure environment owners expect of a premium urban high-rise.

Residents of Four Seasons Place enjoy an array of building amenities typically reserved for top-tier hospitality: indoor pool, full-service spa, fitness center, and valet/deeded garage parking. The building's management offers hotel-level maintenance and on-site support, an important convenience for full-time Bostonians and frequent travelers alike. Recent sales within the building confirm sustained demand for residences with iconic Public Garden exposures—an important consideration for both lifestyle buyers and investors.

Situated on Boylston Street in Back Bay, this home places Newbury Street boutiques, Copley Square, the Common, and the Theatre District within minutes on foot. For buyers seeking a prime urban address that blends refined interior proportions, five-star services, and an unmatched public-park outlook, this Four Seasons Place residence represents a rare offering in a market with limited inventory.

Comparable evidence

See the properties helping shape the valuation.

Comparable sales

01Sold price$4,800,000
Property address220 Boylston Street, Unit 1115, Boston, MA 02116
2 bed2.5 bath2,159 sq ftBuilt 19850 mi$2223/SF
Sold Oct 18, 2024
Subject difference
  • Same living area
  • Same year built
Research comparison noteFront-facing unit with views of the Public Garden.
02Sold price$2,800,000
Property address220 Boylston Street, Unit 1216, Boston, MA 02116
2 bed2 bath1,700 sq ftBuilt 19850 mi$1647/SF
Sold Mar 28, 2025
Subject difference
  • 459 SF smaller
  • 0.5 fewer bathrooms
  • Same year built
Research comparison noteSouth-facing unit with ample natural light.
03Sold price$2,950,000
Property address220 Boylston Street, Unit 1005, Boston, MA 02116
1 bed1.5 bath1,150 sq ftBuilt 19850 mi$2565/SF
Sold Sep 18, 2025
Subject difference
  • 1,009 SF smaller
  • 1 fewer bedroom
  • 1 fewer bathroom
  • Same year built
Research comparison noteOverlooks the Public Garden with custom finishes.
Comp methodology: Focused on recent sales and rentals within Four Seasons Place for accurate valuation.
Property details

A 1985 high rise.

Building

Year built1985
ConstructionSteel And Concrete
RoofFlat
Heatingcentral
Coolingcentral

Site & utilities

Garagedeeded garage parking
Stories1
ConditionExcellent
BasementNone
FireplaceNo
Improvement notesHigh-end finishes, floor-to-ceiling windows, and panoramic views of the Public Garden.
TopographyLevel
ParkingGarage
Parking spaces1
Parking notesDeeded garage parking with valet service available.
AccessMain entrance on Boylston Street with 24-hour concierge and doorman services.
WaterMunicipal
SewerMunicipal
ElectricMunicipal
GasMunicipal
Location & nearby

Back Bay

Researched nearby locations

Boston Public Garden (0.1 mi)
Newbury Street Shopping (0.2 mi)
Copley Square (0.3 mi)
Boston Common (0.2 mi)
Theatre District (0.4 mi)

Location

220 Boylston Street, Boston, MA 02116

View in Google Maps
Editorial neighborhood context

Back Bay is Boston's signature address for refined urban living: tree-lined avenues, brownstone facades, and a pedestrian-friendly core that centers on the Public Garden and Copley Square. Residents enjoy immediate access to Newbury Street boutiques and world-class dining, with cultural institutions and theaters a short walk away. The neighborhood balances a polished residential feel with the energy of downtown commerce, offering easy transit connections and an unmistakable sense of city-life convenience and prestige.

Nearby access summary

Excellent access to green spaces with the Boston Public Garden and Boston Common steps away, plus Newbury Street promenades and nearby cultural venues for regular recreation.

ElementaryJosiah Quincy Elementary School (6/10)
Middle schoolQuincy Upper School (3/10)
High schoolSnowden International School (2/10)
School districtBoston Public Schools
Market context

A factual market snapshot around 220 Boylston Street.

Median sale price$3,500,000
Avg days on market45 days
Inventory2.5 months
1-year appreciation5.0%
5-year appreciation25.0%
Editorial market perspective

Back Bay remains a seller's market for luxury residences, and Four Seasons Place sits squarely in that high-demand tier. Local market metrics show approximately 2.5 months of inventory and an average days-on-market near 45 — indicators of constrained supply and steady buyer interest. Median sale prices in the area average about $3,500,000, with year-over-year appreciation around 5% and five-year gains near 25%. Recent in-building comparables underline the premium for Public Garden views: a 2,159 sq ft, two-bedroom residence sold for $4.8M in October 2024, and other recent sales and leases demonstrate robust pricing and strong rent potential (rental estimates for comparable units are roughly $11,500–$15,000/month).

For luxury condo buyers, this environment favors well-positioned listings—units with exceptional sightlines, building services, and deeded parking capture outsized attention and shorter marketing timelines. Investors should note a gross rental yield estimate near 3.75% based on prevailing rents for comparable Four Seasons Place units, while owner-occupiers benefit from limited-turnover inventory and exceptional neighborhood amenities. Prospective purchasers should be prepared for competitive offers, verify HOA inclusions and financials, and confirm parking arrangements during due diligence.

Zoning & land use

Commercial District

Zoning

Zoning codeCD
DescriptionCommercial District
JurisdictionCity of Boston
Assessor useCondominium
Current useResidential

Research-indicated uses

  • Residential
  • Commercial
Verify with the jurisdiction: Zoning, setbacks, and allowed-use summaries are research indicators—not legal advice or a determination that a specific use is permitted.
Tax & sale history

Assessment data and recorded transactions.

Assessed value is kept visually separate from the CompCasa market-value estimate.

Tax assessment

Assessed improvements$3,867,300
Total assessed$3,867,300
Assessment year2025
Annual property tax$44,783
Tax year2025

Sale history

2024-10-18$4,800,000 · $2223/SF
1991-02-14$890,000 · $412/SF
Rental market context

Rental references from the research record.

Context only—not an investment recommendation or guarantee of achievable rent.

Supporting lease references

01Monthly rent$11,500/mo
Property address220 Boylston Street, Unit 8010, Boston, MA 02116
2 bed2 bath1,594 sq ft$7.22/SF
Leased Jun 1, 2025
Subject difference
  • 565 SF smaller
  • 0.5 fewer bathrooms
Research comparison noteCorner unit with east and southeast facing views.
Research findings & due diligence

What the research supports — and what is still worth verifying.

Key findings

  • Unit 1115 sold for $4,800,000 in October 2024
  • Unit 1216 sold for $2,800,000 in March 2025
  • Building comprises 94 residences built in 1985
  • Residents have access to indoor pool, spa, and fitness center
  • Deeded garage parking with valet service available

Still worth verifying

Routine buyer due diligence items; these are not known defects.

  • Confirm HOA fees and inclusions
  • Verify recent renovations and upgrades
  • Review building's financial health and reserves
  • Assess potential for future assessments or fee increases
  • Confirm parking arrangements and any associated costs
Highlights & features

What stands out about this property.

Interior Features

  • 2 bedrooms, 2.5 bathrooms
  • 2,159 square feet of living space
  • Floor-to-ceiling windows with Public Garden views
  • High-end finishes throughout
  • Central heating and cooling
  • Steel-and-concrete construction for sound control
  • Excellent condition

Exterior & Lot

  • Full-service high-rise building
  • Main entrance on Boylston Street with 24-hour concierge
  • Deeded garage parking with valet service
  • Level topography
  • Urban setting adjacent to the Public Garden

Location & Neighborhood

  • Adjacent to Boston Public Garden (0.1 mi)
  • Steps to Newbury Street shopping (0.2 mi)
  • Near Copley Square and Boston Common
  • Access to Theatre District and cultural destinations
  • Prime Back Bay address with exceptional walkability

Walkability & Recreation

  • Walkability Rating: 98/100 — Daily errands on foot
  • Boston Public Garden and Boston Common within a few blocks
  • Newbury Street retail and dining steps away
  • Copley Square and cultural venues within walking distance
  • Community recreation via building fitness center, pool, and spa
Research transparency

Sources & research confidence.

See where the property research came from and how confidence varies by field.

View sources & confidence
1
Listing for Unit 1115 at 220 Boylston StreetView source
2
Listing for Unit 1216 at 220 Boylston StreetView source
3
Listing for Unit 1005 at 220 Boylston StreetView source
4
Rental listing for Unit 8010 at 220 Boylston StreetView source
5
Overview of Four Seasons PlaceView source
Important: This analysis is AI-assisted and may contain inaccuracies. It is not a formal appraisal. Verify all critical facts with primary records, licensed professionals, and on-site inspection before making purchase decisions.