The Hopkinson House Condominiums
604-636 South Washington Square Philadelphia, PA 19106

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Hopkinson House Condos At a Glance

Washington Square condos for sale with views. A well-run condo with bright, airy homes. No stairs. Take a look inside the Hopkinson House! This iconic building, completed in 1963, offers residents an unparalleled urban lifestyle with breathtaking views of Washington Square and the city skyline. Many units feature private balconies, and the building features a beautiful lobby, landscaped courtyard, 24 hour concierge, and rooftop pool.

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Outline

Hopkinson House – Sophisticated Center City Living

The Hopkinson House, a striking 33-story high-rise, stands as a testament to modern architecture at 604 South Washington Square in the heart of Philadelphia’s 19106 zip code. This iconic building, completed in 1963, offers residents an unparalleled urban lifestyle with breathtaking views of Washington Square and the city skyline.

Indulge in the epitome of luxury with a variety of floor plans ranging from efficient studios to spacious three-bedroom residences. Many homes boast private balconies, providing serene outdoor retreats. Residents enjoy a seasonal rooftop pool, perfect for relaxation and entertaining.

Convenience and security are paramount at the Hopkinson House. A 24-hour doorman and accessible underground valet parking enhance the resident experience. Immerse yourself in the vibrant energy of Center City living, with world-class shopping, dining, and entertainment just steps away.

Let us show you the timeless elegance of the Hopkinson House.

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Two Cents

My 2 Cents = Here is how I evaluate Hopkinson House after decades of selling condos.

I often describe Hopkinson House as the Toyota of Center City condominiums. I mean that as a compliment. It’s dependable, well-known, well-located, and, in my experience, has always had a broad pool of buyers.

Sitting directly on Washington Square, Hopkinson House checks a lot of boxes: 24-hour front desk and doorman service, rental garage parking, a rooftop pool, balconies on many units and one of the most convenient locations in Center City.

Which Units Stand Out?

The building offers a good range of sizes, but the larger residences tend to attract considerable attention. Three-bedroom units are particularly desirable, and combination units occasionally provide even more space.

The corner units are interesting because they’re all two bedrooms, and most have washers and dryers. Many originally had 1½ baths, although I’ve seen a number converted to two full baths. A renovated corner two-bedroom with two full baths, washer/dryer and outdoor space can be a very appealing package.

Interior condition is a major value driver. I’ve found that open kitchens and updated bathrooms make a meaningful difference. Conversely, a seriously dated one-bedroom without outdoor space may have to compete primarily on price.

Views and Balconies

Buyers can get very different views depending on where they are in the building. To the north, you’re looking directly over Washington Square. Southern exposures provide excellent sunlight, and higher floors can offer expansive city and Delaware River views.

Interestingly, I haven’t found a major value preference between north and south. Both have their fans.

Balconies are another feature buyers consistently request, even though actual use often doesn’t match the enthusiasm buyers express while shopping. One thing to know: the balcony floors slope intentionally for drainage. That’s normal for the building.

Parking Is Easier Than Buyers Expect

The underground rental garage is a significant advantage. Residents don’t need to own a deeded parking space to have a car here, and I’ve always found the garage clean and well lit.

The building also offers paid guest parking, which many Center City condo buildings simply can’t offer.

Over time, residents tend to get to know the parking attendants. It’s one of those small operational details that doesn’t show up in a listing but can make daily city living considerably easier.

The Rooftop Pool Matters

The seasonal rooftop pool is one of Hopkinson House’s signature features. Even buyers who tell me they aren’t “pool people” tend to appreciate having it.

I think of it partly as bragging rights—the cherry on top. You may not use it every day, but it’s a terrific place to take visitors, relax above the city or enjoy the views. It’s an amenity that gives the building personality.

Condo Fees Need Some Explanation

Hopkinson House condo fees can initially look high until buyers understand what they’re getting.

The monthly fee includes utilities, building maintenance, management, staffing and a substantial package of building services. Owners aren’t receiving a condo fee and then separately paying many of the utility bills they’d have elsewhere.

The building uses a seasonal two-pipe HVAC system rather than individual heating and cooling systems. A major HVAC modernization project has also been underway. Buyers should always review the current status of that work, assessments and association finances from the latest condominium documents.

Security and Lock-and-Leave Living

The 24-hour doorman and front desk are important, particularly for buyers moving into Center City for the first time. Visitors are screened, packages are handled securely, and there are employees around the building at all hours.

I’ve always found that reassuring for buyers who are initially concerned about city living. Hopkinson House also has on-site management, and in my experience, the building has benefited from employees who stay for long periods.

There’s a real difference between living in a staffed high-rise and handling everything yourself in a single-family city home.

A Surprisingly Social Building

Hopkinson House isn’t just a collection of apartments. There are clubs, groups, classes and resident activities, and the rooftop pool adds another natural gathering place.

That’s particularly useful for someone moving into Philadelphia who wants opportunities to meet people. At the same time, nobody has to participate. It can function perfectly well as a private, lock-and-leave residence.

The common areas have their own personality. The large foyer and lobby retain a distinctive late-1960s feel and are exceptionally well maintained. Beyond the front desk is another lobby leading toward a lovely city garden area.

The residential corridors are more utilitarian—I jokingly think of them as the “designer cinder-block hallways.” Buyers notice them. They’re not luxurious, but I’ve always found them clean, freshly painted and well lit.

Location Is One of Hopkinson House’s Biggest Strengths

Located aat 604-636 S. Washington Square, it’s difficult to overstate the convenience of living directly on Washington Square. Grocery shopping, pharmacies, restaurants, coffee and everyday services are all close by.

There’s also a market right inside the building, which residents find incredibly convenient. That kind of amenity becomes more valuable after you live there than it may appear during a 30-minute showing.

The location also puts residents between Society Hill, Washington Square West and Old City, with much of Center City within easy walking distance.

Who Is the Buyer for Hopkinson House?

Hopkinson House works for a remarkably broad range of buyers, but I particularly like it for someone who values location, security, parking availability, outdoor space and full-service living without needing a brand-new luxury building.

Remember, this is an established building. Buyers looking exclusively for new construction won’t find it here, and the largest original units aren’t enormous. Buyers needing substantially more space generally have to wait for one of the relatively rare combination units.

But a well-renovated residence with a good floor plan, balcony, washer/dryer and attractive exposure can be difficult to beat.

That’s why I keep coming back to my Toyota comparison. Hopkinson House isn’t trying to be the newest or flashiest condominium in Philadelphia. It simply does a lot of things very well—and has been doing so for decades.

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