19 South End Court, Old Greenwich, has yet to start construction, but its builder is offering it at $3.850 million. I predict that that price will prove aspirational, but not achievable.
3,650 sq.ft., plus a finished basement, on a street that has never commanded a price above $2 million seems a stretch. It is true that 20 W.End, behind this one, fetched $3.825 a couple of years ago, so I understand the target, but 20 West was stunning architecture and 5,914, square feet, all above ground.
This price could work, but I'm skeptical. Fortunately, the builder paid just a million bucks for this land last year, so there's plenty of margin for him to adjust, if I'm right, and a juicy profit if I'm wrong. He can't lose.