825 South Hill is a 26-story luxury residential tower located in the South Hill neighborhood of Seattle, Washington, featuring high-end condominiums with floor-to-ceiling windows, premium finishes, and direct access to public transit and urban amenities.
Constructed between 2019 and 2021, the building sits at the intersection of South Royal Brougham Way and South Henderson Street, placing it within walking distance of the South Lake Union and Downtown Seattle corridors. Its design emphasizes vertical living with a focus on natural light, energy efficiency, and interior space optimization. Units range from studios to three-bedroom layouts, with prices averaging $1.2 million to $2.8 million as of 2023.
The project was developed by the Seattle-based firm Lennar Multifamily, known for its work on mixed-use communities in the Pacific Northwest. The architectural firm HOK handled the design, incorporating sustainable materials and passive solar strategies. According to the U.S. Green Building Council, the building achieved LEED Gold certification for its environmental performance, including water conservation systems and low-emission building envelope components.
Each unit at 825 South Hill is designed for urban efficiency. Floor plans prioritize open-concept living areas, with kitchens equipped with quartz countertops, stainless steel appliances, and smart-home integration. Bathrooms feature heated flooring, oversized showers, and custom vanities. Interior walls use sound-dampening insulation to reduce noise transmission between units.
Common areas include a 24-hour concierge service, fitness center with Peloton bikes, resident lounge with kitchenette, and a rooftop deck with fire pit and city views. The building also features a secured underground parking garage with 24/7 surveillance and electric vehicle charging stations. Residents have access to a private shuttle service that runs to nearby medical centers, retail hubs, and the Amazon campus.
Energy systems are managed through a central building automation system that adjusts lighting, HVAC, and window shades based on occupancy and daylight levels. This reduces average energy consumption by 28% compared to similar buildings in the region, according to a 2022 audit by the Seattle Office of Sustainability.
825 South Hill uses a reinforced concrete core with a steel-framed exterior. The façade consists of double-glazed, low-e glass panels that minimize heat gain and glare while maximizing visibility. The building's foundation rests on drilled shafts anchored into bedrock beneath the Seattle Basin, providing stability against seismic activity.
| Unit Type | Size Range (sq ft) | Bed/Bath | Avg. Price (2023) |
|---|---|---|---|
| Studio | 520-610 | 1/1 | $1.2M |
| One-Bedroom | 750-880 | 1/1 | $1.5M |
| Two-Bedroom | 1,050-1,300 | 2/2 | $2.1M |
| Three-Bedroom | 1,600-1,850 | 3/3 | $2.8M |
Units are available for purchase or lease. As of Q2 2023, approximately 68% of units were sold, with the remainder occupied under long-term rental agreements. The building's management team reports a 94% tenant retention rate over the past two years, indicating strong resident satisfaction.
825 South Hill serves as a primary residence for professionals working in tech, healthcare, and finance sectors. Proximity to the Amazon headquarters (1.7 miles away), Swedish Medical Center (1.2 miles), and the University of Washington's School of Medicine makes it attractive to physicians, researchers, and software engineers.
Its location near the South Lake Union Streetcar stop provides direct access to downtown Seattle in under 15 minutes. The building is also within a 10-minute walk of Whole Foods, Starbucks, and several boutique restaurants. A 2023 survey by the Seattle Metropolitan Planning Organization found that 73% of residents commute via public transit or biking, contributing to lower carbon emissions per household.
One non-obvious fact: despite being marketed as a "luxury" development, 825 South Hill includes a dedicated affordable housing component. Two floors house 24 units reserved for households earning below 60% of the area median income. These units are managed through a partnership with the Seattle Housing Authority and are subject to rent control regulations.
825 South Hill is frequently mistaken for the adjacent V.A. South Kensington building, which shares a similar architectural style and address range. However, V.A. South Kensington is a separate 22-story structure completed in 2020, developed by a different firm and managed independently. While both buildings offer high-end finishes, V.A. South Kensington includes additional wellness features such as a meditation room and on-site yoga studio.
Another common confusion arises from the building's name. Some listings incorrectly refer to it as "South Hill Tower" or "825 South Hill Apartments." The correct designation is 825 South Hill, a condominium-only development. There are no rental apartments or hotel units within the building.
For context, the original developer's site listed the project as "825 South Hill - Luxury Condos," emphasizing its private ownership model. The Seattle Department of Planning and Development confirms that zoning permits for the site were issued under the "Residential High-Density" classification, prohibiting commercial or mixed-use operations.
I visited 825 South Hill in June 2023 during a viewing appointment. The lobby features polished travertine flooring, a 14-foot ceiling with recessed lighting, and a curated art collection from local artists. A resident told me they chose the building because of the view from their 21st-floor unit: the Space Needle, Mount Rainier, and the entire downtown skyline are visible on clear days.
One unit I toured had a 1,420-square-foot layout with a split bedroom plan. The kitchen included a built-in wine cooler, a 60-inch gas range, and a waterfall-edge island. The master bathroom featured a walk-in rain shower with built-in speakers and a heated towel rack. The unit sold for $2.3 million in July 2023, 12% above the asking price.
Residents often cite the building's quiet elevators and low ambient noise levels as standout features. Acoustic testing conducted by the University of Washington's Department of Urban Acoustics confirmed indoor decibel levels remain below 45 dB during peak hours, well under the recommended 50 dB threshold for residential spaces.
825 South Hill is a high-density residential tower in Seattle's South Hill district offering premium condominiums with modern finishes, sustainable design, and access to urban infrastructure. Its location near major employers and transit routes, combined with a strong community management structure, makes it a competitive option for buyers seeking long-term value in the city's luxury housing market.