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- Sold $850,000 -
Lower Pacific Heights Condo
25 Orben Place
Presented by Doug & Eddy
Charming One-Bedroom Condo

This bold four-unit Queen Anne Victorian with Classic Revival detail is home to this elegant one-bedroom, one-bath condo where a delightful container garden provides a welcoming path to the separate and private front door. Attributes of the interior are the living room with​ a​ classic San Francisco bay window, ​tall ​ceilings, and  ​a ​beautifully refinished ​parquet hardwood ​floor​. The remodeled kitchen ​features under cabinet lighting, stone counters, an abundance of high-quality custom cabinetry with clear pull-out pantry drawers, plus a lazy-Susan with ​a door activated light. Additional kitchen highlights are the ​European appliances, including a Gaggenau gas cooktop and oven, a Miele Dishwasher, and a well-organized laundry area. The ​spacious bedroom ​has a good-sized closet ​with organizing shelves and a newly installed hardwood floor. Anchoring the bathroom is a beautiful custom marble top vanity outfitted with an abundance of storage. The charming rear garden ​is accessed through a French door at the rear of the home, and in the basement, a super-sized storage room completes this offering.

Before Our Property Prep
Refreshing and styling a Victorian home prior to Marketing

Seller's Accolade

⭐ ⭐ ⭐ ⭐ ⭐

" When I first approached Doug & Eduardo, they said they could have a sales presentation ready for me the next day. This was, to me, was an almost immediate clincher without even seeing the presentation. That kind of turnaround is exceptional. The presentation was professional and well thought out. The best part was, they didn't expect me to spend a lot of unnecessary money to get my condo ready for the market.
Not only did they manage the sale of my condo, they also managed projects for both my condo and the HOA. This was especially helpful as I didn't live nearby. I appreciated their willingness to step in and help get everything done in a timely manner.
As COVID wore on and people continued to leave the City, the sale took longer than expected. I am very grateful to have had the expertise of Doug & Eduardo to get me to the finish line. They kept in constant communication throughout the process and ultimately negotiated the best deal possible given the condo market.
I would not hesitate to recommend Doug & Eduardo to family and friends. Nor would I hesitate to use them again for any real estate deal in SF. Overall, I couldn't have asked for a better team! "
- Michele K.

Virtual 3D Tour

Available during a live listing.

Floor Plan

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Property Photos

Video Walkthrough

25 Orben Place
San Francisco, CA 94115

Lower Pacific Heights

Walk Score.png

| 99

Walk Score

Walker’s Paradise -

Daily errands do not require a car.

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| 70

Transit Score

Good Transit -

Transit is convenient for most trips.


| 77

Bike Score

Very Bikeable -

Biking is convenient

for most trips.

The Lower Pacific Heights neighborhood packs a punch for its size. It’s convenient central location is walkable to downtown with city buses flowing throughout for easy travel around town with freeway access not far from its borders.

The neighborhood is full of dining options, entertainment, and an unrivaled shopping experience. The area tends to cater to a wealthier clientele but is also dotted with small, independently owned grocers and boutiques.

Popular attractions in the neighborhood include Japan Center, where you can easily find 50 restaurants and sushi bars along with a number of post-dinner entertainment spots. The region’s heavy jazz, blues, and rock history resonates strongly in the neighborhood in popular music venues like The Fillmore and the Boom Boom Room. Another cherished amenity is the acclaimed Sundance Kabuki Cinema, screening first-run movies alongside exclusive indie and foreign films.


The neighborhood is filled with fairly affluent residents living in the abundance of Victorians that were built in the early 1900s. Also among the real estate lineup are newly constructed multi-family as well as single-family abodes. Hidden within one of these residential streets is the Broderick & Bush Street Mini Park. The park features an indoor swimming pool with classes and an outdoor green space often filled with exercise and fitness activities, a huge magnet for families and dog owners.

Lower Pacific Heights offers upscale living in a vibrant area with a perfect balance between residential and green space, with serious big-city personality.

In The Neighborhood

20 Minute Walkability Guide 

All time estimates per Google Maps, or personal experience and may vary by individual.



Muni | 1-California, 2-Clement, 3-Jackson, 5-Fulton, 10-Townsend, 12-Folsom/Pacific, 19-Polk, 21-Hayes, 22-Fillmore, 24-Divisadero, 27-Bryant, 28-19th/R, 30X-Marina, 31-Balboa, 38-Geary/R, 41-Union, 43-Masonic, 45-Union/Stockton, 47-Van Ness, 49-Van Ness/Mission, 90-San Bruno Owl, & Cable Cars

Ride Shares | Zipcar, Getaround, City CarShare, Turo, GoBike, Bay Wheels, JUMP, Scoot, Spin, Bird, Lime

Freeway Access | Easy access to interstates I-80, I-101, and I-280


Restaurants | Octavia, Sweet Maple, Sweet Lime, Woodhouse Fish Co., Curbside, State Bird Provisions, SPQR, DOSA, OTD, The Grove, Glaze Teriyaki, apizza, Roam Artisan Burgers, Pizzeria Delfina, Noosh, Benihana, Fat Angel Food & Libation, Ramen Yamadaya, Pa’ina, The Elite Cafe, Swan Oyster Depot, Mymy, The Snug, Mums, Chouquet’s, Garibaldis Restaurant, Troya Restaurant, Hinodeya Raman Bar, Alborz Restaurant, Jackson Fillmore Trattoria, Ruth’s Chris Steak House, Rose’s Cafe.


Coffee & Snacks | Joe & The Juice, Jane on Fillmore, Boba Guys, Starbucks, Peet’s Coffee, Philz Coffee, Mr. Holmes Bakehouse, Smitten Ice Cream, Salt & Straw, Cafe Luna, La Boulangerie, Pressed Juicery, Fillmore Bakeshop, Chocolate Chair, Blue Bottle Coffee, Bob’s Donuts, Belly Good Cafe & Crepes, Matcha Cafe Maiko, Juice Shop, Miyako Old Fashion Ice Cream, B. on the Go, Cumaica Coffee, b. Patisserie, Tea Hut, Loving Cup, Wise Sons, Yasukochi’s Sweet Shop.


Groceries | Mollie Stone’s Markets, Whole Foods Market, Trader Joes, Natural Market, Fillmore Farmers’ Market, Safeway, Bevmo!, Nijiya Market, Pacific Food Mart, Golden Farmer Market, Loop Neighborhood Market, Halal Green Apple Market, Gino’s Grocery Co., Enoteca Vino Nostro.


Nightlife | Boom Boom Room, Pagoda, Wine Jar, Lush Lounge, The Grubstake, Tommy’s Joynt, Diva’s, Origin, Hi-Lo Club, Mayes Oyster House, Napoli Pizza, The Majestic Butterfly Lounge, Dimples, Palmer's Tavern, The Babe Cave, Black Horse London Pub, Sanppo, Festa Karaoke, IchiPub, Comet Club.

Personal Care | Joli Bijou Salon, Church Barber & Apothecary, Soubella Nails Spa, Kabuki Springs & Spa, Drybar, Imperial Spa, Sutter Health Center, J T Nails, Benefit Cosmetics Boutique & Brow Bar, Tiny Needles, Golden Point Acupuncture, Peoples Bar, Bubble Pop Electric, CA Tennis Club, International Orange.

Shopping | Japan Center, prAna, Katsura Garden, Sephora, LUSH, Paper Source, goop Lab, Scotch & Soda, Space NK, NARS Cosmetics, Eileen Fisher, James Perse, Ralph Lauren, Frye Company, Rag & Bone, Goodwill, Crossroads Trading, Daiso Japan, Nest, Modern Citizen, Lululemon, Sur La Table, Ambiance, Blick Art Materials.

Fitness | 24 Hour Fitness, Studiomix, Bay Jiu-Jitsu, Fitness SF, Core40, Iyengar Yoga Institute, Kickbox Fitness, SoulCycle, CrossFit Golden Gate, Equinox, Live Fit Gym, Crunch Fitness, Uforia, Bikram Yoga, Yoga Flow SF, Rock Steady Boxing, Karma Yoga, Simply Balanced Pilates.

Parks & Rec. | Lafayette Park, Alta Plaza Park, Cottage Row Mini Park, Buchanan YMCA, Japantown Peace Plaza, Allyne Park, Jefferson Square Park, Margaret S. Hayward Playground, Raymond Kimbell Playground, James P. Lang Field, Bush & Broderick Mini Park, Color Fountain Park, Beideman & O'Farrell Mini Park.

Amenities | US Post Office, SF Public Library, AMC Kabuki 8, Xfinity, WashClub, Pet Food Express, UPS Store, FedEx, Staples, Copy Net, Ace Hardware, Chevron, Shell, Jiffy Lube, Kaiser Permanente, UCSF Medical Center, Sutter Health, Chase, Wells Fargo, Bank of America, SF Federal Credit Union, Union Bank, Sterling, Citibank, CA Bank & Trust, Walgreens Pharmacy, CVS Pharmacy, and Doug & Eddy at Corcoran SF.

California at Fillmore Circa 1922

Orben Place (formally Middle Street) to the right, facing east towards Webster

  • When was the building constructed? 1900 per San Francisco tax records.

  • How many units are in the HOA? There are four units in the building.

  • How many of the units are owner-occupied? All four units are owner-occupied.

  • Can I rent out this home? Yes, please see CC&R’s for the complete rental policy.

  • Is there laundry? Yes, there is a stackable washer/dryer located in the unit. 

  • Is there additional storage? Yes, there is a large storage space in the basement.

  • Is there parking? None of the units in the building have parking. 

  • Who manages the HOA? The HOA is self-managed.

  • How much are the HOA dues, and what do they include? The monthly dues are $325.00 per month. Included are building insurance, common area electricity, garbage, recycling, and water. 

  • Is there any outdoor space? Yes, there is a charming front and rear garden that are lovingly maintained by one of the homeowners.

  • Are pets allowed? Yes, the building is pet friendly. Please see CC&R’s for the complete policy. 

  • Are there any upcoming assessments? The condo financial disclosure has not yet been completed.

  • Has the property had any retrofit work? Per 3R report, the Sill Bolt Perimeter Foundation has a completed permit dated April 1995. Please see 3R report for further details.

  • What is the square footage? The San Francisco County tax records appear to have an incorrect number. The units on the upper floor of the building have the same floor plan, and tax records indicate those units having 825 square feet. We would assume that this would hold true for unit 25. However, we make absolutely no guarantee that this number is correct, If square footage is important to the Buyer, we recommend the Buyer enlist the service of an appropriate professional to have the unit measured. Seller nor Agents have measured or confirmed the square footage.


Contact Us
Doug & Eddy at Zephyr Real Estate, San Francisco Realtors
Doug & Eddy at Zephyr Real Estate, San Francisco Realtors

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Doug Carpenter



Eduardo Aguire