Choosing between them isn’t a matter of one being better than the other — it’s a matter of which one fits your life. Let me break it down.
I’ve sold condos in both of these buildings more times than I can count. When buyers ask me to compare them, I always say the same thing: they sit less than a block apart on Hamilton Street, but they are fundamentally different real estate propositions.
The Buildings
CityView, at 2001 Hamilton Street, was originally developed as the Korman Suites hotel and converted to condominiums in 2003. The property consists of two towers — North and South — that share amenities such as the grounds, pool, gym, and library, but operate as two separate condominium associations. There are 532 condos in total across both towers.
The Tivoli, at 1900 Hamilton Street, is a different animal entirely. Built in 2007, it represents new construction with high-end finishes including hardwood floors, wood-burning fireplaces in select units, and granite countertops. The Association includes 114 condos and 206 parking spaces. The complex is made up of a 10-story tower and a separate collection of courtyard townhouses — a distinction that matters enormously depending on which type of unit you’re considering.
Scale and What It Means for Buyers
The size difference between these two buildings is not a minor detail. CityView has 532 units across two towers; the Tivoli has 114. That gap affects everything from resale liquidity to the feel of daily life in the building.
At CityView, the annual resale market is robust. The sales volume chart above shows 30–49 units trading hands per year, consistently, even in down years. For a buyer who values the ability to exit the investment, that liquidity is significant. The Tivoli, by contrast, typically sees 6–11 sales per year — a more intimate, slower-moving market. That’s not a knock on the Tivoli; it reflects a boutique building where owners tend to hold longer.
The North/South Tower Nuance at CityView
Buyers at CityView need to understand that the North and South towers are not the same product. The South tower is newer, generally offers sweeping city views, and does not have balconies. All South tower units have washers and dryers, and all two-bedrooms have two full bathrooms. No studios exist in the South tower. Many homes in the North tower have balconies, and you’ll find studios and one-bedrooms — but the North tower’s maximum unit configuration is a two-bedroom, one-bath.
This matters. A buyer who wants a two-bed/two-bath without a balcony should focus on the South tower. A buyer who wants outdoor space or is comfortable with a one-bath layout has options in the North.
The Tivoli’s Two Product Types
The Tivoli has its own internal split worth understanding. The tower units are conventional high-rise condos with views and elevator access. The courtyard units are low-rise townhouses that face an enclosed, manicured lawn — more private, more house-like, often with patios and multiple levels. Many units at the Tivoli have assigned, garage parking.
The penthouse units have a hint of upgrades, including some with fireplaces and upgraded interior finishes. From my own experience in the building, the penthouse floor has always been the most sought-after tier — buyers who want the views and the finishes without going to a full luxury high-rise like The Murano find real value there.
What the Condo Fee Covers
This is a comparison that trips up a lot of buyers, so it deserves a direct look. At CityView, the condo fee covers water and sewer, management, building maintenance, doorman, master insurance policy, common area lighting, trash removal, and grounds maintenance. Electric is billed separately but through the association.
At the Tivoli, the condo fee includes a master insurance policy, management, common area maintenance, a doorman, gas, water, and sewer. Each unit has its own electric PTAC/HVAC system. That simplifies monthly budgeting and, depending on usage, represents real savings.
Amenities: The Pool Factor
CityView has an outdoor pool. The Tivoli does not. That single fact makes it the preferred choice for those looking for more of a “community feel”. CityView also has a beautifully landscaped garden area with a gazebo and lounge seating, a state-of-the-art fitness center, a business center, and retail stores on the ground level.
CityView was named to the top spot in the Best Condominiums category of the Philadelphia Inquirer’s 2026 “Philly Favorites” competition, following its first-place finish in 2025. That kind of recognition reflects a building that takes quality of life seriously.
The Tivoli counters with things CityView lacks: gas cooking, a children’s playroom, wood-burning fireplaces in some units, and a residential scale that most owners genuinely value. One resident described it as a safe, clean building with a gym, covered parking, and a 24-hour doorman. From my experience showing and selling there, the building is exceptionally well-maintained, and the doormen are consistently professional.
Location: One Block Apart, Same Neighborhood
Both buildings sit in Philadelphia’s 19130 Art Museum / Logan Square corridor. CityView is at the intersection of Logan Square, Fairmount, and Spring Garden neighborhoods, steps from the Benjamin Franklin Parkway, the Rodin Museum, the Barnes Foundation, and the Franklin Institute. The Tivoli is equally well-positioned, with proximity to the same cultural institutions and vibrant dining options.
The walkability scores for both buildings are outstanding. Target and Whole Foods are within easy reach of CityView. The Tivoli’s immediate streetscape is quieter and more residential in character — something many buyers specifically seek after years in noisier neighborhoods.
Who Should Buy Where
CityView is the right building if you are a first-time buyer looking for an affordable entry point into the Art Museum area, a pied-à-terre buyer who wants a low-maintenance lock-and-leave, an investor seeking strong rental demand and a liquid resale market, or a buyer who prioritizes a pool and the energy of a larger community. The South Tower, in particular, delivers genuinely impressive skyline views from the upper floors at competitive price points.
The Tivoli is the right building if you want new construction finishes in a boutique setting, you need a larger unit — two or three bedrooms — with real closet space and a proper kitchen, you value private outdoor space (balconies, patios, or the courtyard), or you want gas cooking and a quieter, more owner-occupied environment. The Tivoli’s investor-to-owner ratio skews heavily toward owner-occupants.
Bottom Line
In 37 years of selling condos in Center City Philadelphia, I’ve worked with buyers across every price tier, lifestyle, and motivation. CityView and the Tivoli are both excellent buildings in a neighborhood that has only gotten stronger. But they are not interchangeable.
MARK WADE, Realtor®
37 Years of Center City Condo Experience
BHHS Fox and Roach Realtors
530 Walnut St. #480 | Philadelphia, PA 19106
Cell: 267-237-3404
Email: Mark@CenterCity.com
Hello Mark – question for you – how are the sales at the Phoenix – I noticed that most of the owners do not put any upgrades and I see units going for less than other condos. What are your thoughts on this. We are discussing selling but not until sometime in the Fall.
Thanks for your comment. I sent you an email!
You should comment on the value THE PHILADELPHIAN best kept secret– the large 1262 sq. ft. /with Art Museum View. Easy to convert to comfortable 2 bdr/2bth! A coveted gem! And a great investment!
Thanks, Lu. I agree. Many of the large one-bedrooms at 2401 could be two bedrooms with a little imagination.