Lovely 2-bedroom co-op filled with light on Back Bay

The living room welcomes you with two 8-over-8 sash windows that fill the space with sunny southeastern exposure and a view so high in the sky that it takes in the John Hancock Tower and the Old South Church spire. A paneled mantel, chair-railed wainscoting, streaky red-orange wallcovering and a diagonal parquet floor distinguish the living room.

If the lure of the historical richness of an old Boston neighborhood and the counter-lure of the convenient luxury of a New York co-op are leaving you in the dark about where to make your next bed, just allow the doorman to let you into 274 Beacon St. to see how Unit 6F will offer you the best of both worlds.

For starters, oversized windows and elevation above the neighbors’ roof lines offer the 1,890-square-foot unit above-average sunlight and historic Back Bay views.

The building’s double-width footprint allows two units on each floor and grants Unit 6F a comprehensive floor plan that includes two bedrooms, two full baths, a kitchen with butler’s pantry, a classic home office, and generous storage.

Built in 1929 from a Neoclassical/Georgian Revival design by George Clarke Whiting, 274 Beacon teems with the classical elegance and upscale services that typified the likes of Park Avenue in the Roaring ’20s.

Those services include a doorman from 6:30 a.m. to 10:30 p.m. daily, a weekday superintendent, two elevators, two fireproof stairways, common laundry, exterior and common-area maintenance, reserve funds and building insurance. One monthly co-op fee covers all of the above plus real estate taxes.

And what is a co-op? Unlike a condominium’s individual unit ownership, personal responsibility for unit utilities and taxes, and monthly fees for common services and insurance, a co-op entails the purchase of a share in a corporation-owned building for tenant occupancy of an apartment. This purchase is made possible through a cooperative share loan that is secured by shares in the building-owning corporation. The loan’s interest rates and the all-inclusive co-op fee’s property-tax portion are tax-deductible. Co-op living can thus simplify money management as well as reduce income taxes for tenants.

You’ll experience other advantages of co-op living immediately upon passing through 274 Beacon’s lantern-topped cast-iron gate with Grecian urn posts, Italianate sunken forecourt and Ionic-columned portico shelter. A friendly doorman will usher you into the paneled lobby and even open the elevator door for you.

The wood-paneled elevator with egg-and-dart carvings will let you off at a common landing where a polished slate floor, brick walls and an oversized window with seating will welcome you home with the aura of a vintage conservatory.

The unit’s closeted, parquet-floored foyer offers convenient central access to most points in the unit, depending on your feelings when you walk in. You can unwind in the living room straight ahead, get work done in the office on the left, start supper in the kitchen following the office or call it a day in the bed-and-bath section on the right.

The living room welcomes you with two 8-over-8 sash windows that fill the space with sunny southeastern exposure and a view so high in the sky it takes in the John Hancock Tower and the Old South Church spire. A paneled mantel, chair-railed wainscoting and a diagonal parquet floor distinguish the living room, which is brightly colored with a red strie decorative faux paint.

The adjacent dining room offers a brighter treatment of mustard-colored walls to complement the classic mantel, wainscoting and diagonal parquet floor with Federal-style flair, plus the same neighborhood views through a wider window.

A swing door handily connects the dining room to the butler’s pantry, where you’ll find efficiency extraordinaire for all occasions. At your beck and call are generous cabinet storage, service-elevator access for food delivery and an all-in-one food/laundry service center. This comprises a subway-tile backsplash of hand-cut Cobsa tile from Spain, a Franke sink with slide-across cutting board, and a Silestone counter spanning across a Blomberg washer and dryer concealed by stylish curtain-doors. (For larger laundry loads or items, shared laundry facilities are in the common basement.)

Past a pantry closet is the kitchen, which Payne | Bouchier of Boston renovated in 2018 along with the butler’s pantry. Their commitment to beauty in efficiency is evident in their arrangement of classic cookbook shelves and white cabinetry with glass-globe knobs all around the space, their choice of a Moroccan star-and-cross floor-tile pattern in off-white, red and Wedgwood blue by Los Angeles floor designer Laurie Crogan, and their consolidation of the cooking and washing appliances as separate centers.

The former includes a Bosch four-burner gas cooktop set in a Silestone counter below a subway tile backsplash such as the one in the butler’s pantry, with a GE Café double wall oven to the right. The latter incorporates a Fisher & Paykel two-level dishwasher and a sink with a retractable gooseneck faucet into an L-counter arrangement.

Rounding out the kitchen are a Samsung two-door refrigerator with a deep pullout freezer, a pantry closet with pullout shelves, a retractable clothesline and a windowed storage pantry passage to the back stairway.

The adjacent office is painted in contrasting shades of Wedgwood blue with the darker shade on the wainscoting. Built-in shelves and cabinets are handy to supplement an at-home workstation or for leisurely reading.

The bedroom section across the foyer begins with a common full bath featuring dark green and white diagonal checkerboard floor and vanity backsplash tiles, aquamarine grasscloth wallcovering and a subway-tiled tub/shower combo with fixed and hand-held shower heads.

In the second bedroom, a double window offers a peekaboo view of MIT’s Green Building in Cambridge across the Charles River.

At left is the primary bedroom suite. Past a hall of shelves and a walk-in closet is a spacious bedroom with a wide window view that lets you rise to bright southeastern sunlight, intensified by the light flesh-tone wall treatment.

The en suite bath is similarly bright with a light beige wall treatment, a subway-tiled therapeutic tub with shower heads and air-jets for acupressure massage. There is also a Cobsa subway-tiled backsplash for the marble vanity, a Thassos marble floor, white wainscoting and cabinetry, and two mirror-door medicine cabinets.

At Unit 6F at 274 Beacon St., Boston antiquity and New York luxury cooperate to form a residence of refinement and readiness.

Offered at $2.2 million, the unit, which includes shared parking, may be viewed by contacting Nancy Tye of Coldwell Banker Realty at 617-266-4430 (office), 617-686-7637 (cell), or


- Einhorn, Mark, “Cooperatives vs. Condominiums: Distinctions with Many Differences,”, March 27, 2019,

- “274 Beacon,”,


Address: 274 Beacon St., Unit 6F, Back Bay

BR/BA: Two bedrooms, two full bathrooms

Size: 1,890 square feet

Housing type: Co-op

Price: $2.2 million

Association fee: TBD (includes annual taxes)

Parking: Shared parking is included

Year built: 1929, co-op conversion 1951, renovations 2018 and 2020

Number of units: 16

Features: High ceilings, recessed lighting, parquet floors, central heating, updated central air by Atlantic Cooling, updated kitchen with gas cooking and stainless appliances, butler’s pantry, primary suite with walk-in closet and updated full bath, home office with built-ins, in-house laundry, storage closets, 48-square-foot basement storage closet.

Building amenities: Elevator, service elevator, two egress stairs, common laundry, doorman, superintendent, building insurance, exterior and common-area maintenance, landscaping, refuse and snow removal, shared parking, non-smoking building, limited pet-friendliness.

Close by: Houses of worship; schools; shopping and dining; Boston Public Library; parks in Copley Square and on the Esplanade; boating on the Charles River; public transit on the MBTA’s Green and Orange lines, buses, commuter rail and Amtrak.

Contact: Nancy Tye of Coldwell Banker Realty

Phone: 617-266-4430 (office), 617-686-7637 (cell)




The dining room offers a brighter treatment of mustard-colored walls to complement the classic mantel, wainscoting and diagonal parquet floor with Federal-style flair, plus neighborhood views through a wide window.