Just Sold | A Milestone in the Sky: PH2 at The Ritz-Carlton Residences, Philadelphia

I’m thrilled to share a career milestone—and a deeply personal one. My incredibly loyal buyer (our fourth transaction together) has closed on Penthouse 2 at 1414 S Penn Square: a full-floor, raw shell spanning 9,515 square feet with approximately 1,000 square feet of private outdoor space. With floor-to-ceiling windows nearing 13 feet and river-to-river views, this residence is a once-in-a-generation canvas.

The Journey

PH2’s path to “sold” was anything but ordinary. First listed in 2018 at $14,000,000, later reintroduced at $17,000,000, and subsequently reduced to $10,000,000 and $7,500,000, the penthouse had never received an offer. I negotiated—tenaciously—with the listing and co-listing agents (who represented the developer/owner, an exceptionally tough negotiator) and secured an extraordinary purchase price of $5,950,000 (about $625/square foot).

Market note: currently the highest-priced residential sale in Philadelphia County over the past year (as of August 2025). Grateful for the trust—thrilled to reach the finish line! 

Strategy Behind the Number

To advocate for my clients—and the price—they deserved, I built a clear, data-backed case that anchored negotiations:

• Valuation framework: Cross-checked ultra-luxury comps and private sales, then adjusted for raw shell condition, whole-floor scarcity, terrace square footage, view corridors, and amenity premiums.

• Pricing trajectory + days on market: Mapped the home’s multi-year pricing history and days on market to quantify leverage and timing.

• Cost modeling: Layered construction budget ranges, carry costs, and time-to-completion to reflect true, all-in value.

• Offer narrative: Translated the analytics into a concise story the sellers could say “yes” to—firm on value, professional in tone.

Doing the Work Behind the Win

Beyond price, my priority was protecting my buyers:

• I verified the numbers: I audited real estate taxes and HOA/condo fees, reconciling discrepancies when information provided during the transaction proved inaccurate—so my clients could move forward with confidence.

• I addressed their concerns: Rather than a line-by-line review, I carefully addressed my clients’ specific questions about the condo documents, ensuring clarity around budgets, rules, and potential assessments.

• I built the right team: I introduced an architect experienced with raw, full-floor penthouses to translate vision into a buildable plan from day one.

Why PH2 Is So Special

• Entire floor of customizable, open space—pure imagination required

• Approximately 1,000 square feet of terraces for sunrise coffees and sunset toasts

• 360° views—north to south, river to river—the city as living artwork

• World-class services of The Ritz-Carlton Residences with exclusive benefits from the adjacent Ritz-Carlton Hotel and Marriott network

• Newly reimagined amenity floor featuring a wraparound terrace with grills and fire pits, a state-of-the-art fitness center, indoor pool and locker rooms, yoga room, screening room, resident lounge, dog run, gated garden with waterfall, chauffeur-driven Mercedes S-Class, valet, and EV charging

See the virtually staged concepts here.

Gratitude (and Giddy Excitement)

I’m ever grateful for my client’s trust—transaction after transaction—and so happy to have brought this to the finish line for them. PH2 demands complete imagination, and if anyone can create magic, it’s these buyers. I can’t wait to watch this magnificent home in the sky take shape.

Thinking about your own next chapter—buying or selling something truly unique? I’d love to help you get there with discretion, strategy, and results. Get in touch today.