604-636 South Washington Square | 19106 | Society Hill/Washington Square, Philadelphia

Hopkinson House, located at 604 South Washington Square in Center City Philadelphia, is a full-service condominium building overlooking Washington Square in the 19106 zip code. Originally constructed in the 1960s, the building contains a mix of studio, one-, two-, and three-bedroom residences.

Positioned directly on the Square, many units offer park views, balconies, and strong natural light, which are key value drivers within the building.

What You’re Really Getting at Hopkinson House

This is not a boutique luxury building—it’s a high-service, mid-market building with strong fundamentals.

Typical unit features include:

  • Functional layouts with efficient use of space
  • Large windows; many units with balconies
  • Views of Washington Square or the Center City skyline
  • In-unit or common laundry, depending on the unit

Building services include:

  • 24-hour front desk
  • rooftop pool and sun deck
  • fitness center
  • on-site garage parking (additional cost)
  • all-inclusive condo fees (utilities included)
  • One of the best in-building bodegas in town

Who This Building Works For

Hopkinson House tends to attract:

  • buyers seeking entry-level condos in Center City Philadelphia
  • downsizers prioritizing location and simplicity
  • buyers priced out of newer or luxury buildings nearby
  • investors looking for steady rental demand

This is a broad buyer pool, which directly impacts liquidity.

Where Buyers Hesitate

Most buyers focus on:

  • older building systems compared to newer construction
  • variation in unit condition (updated vs original)
  • monthly condo fees (include utilities, but still a factor)
  • In-Unit Washer & Dryers or lack thereof

These are valid—and they directly affect pricing within the building.

Recent Data Points (12–24 Months)

  • Typical resale range (Studio-Lg 1BR): $160,000 – $440,000+
  • Larger units (2–3BR): $450,000 – $800,000+
  • Estimated price per square foot: $300 – $480/SF, depending on condition
  • Average price per square foot: ~$365/SF
  • Active listings (typical): $325K – $475K range
  • Estimated days on market: 30 – 90 days (condition-dependent)

What Drives Value at Hopkinson House:

  • Condition (renovated vs. original is a major pricing gap)
  • Floor height and exposure (Square-facing units command a premium)
  • Balcony and outdoor space
  • Unit size (larger units often discounted on a $/SF basis)
  • Washer/Dryer in-unit?

Hopkinson House Market Trend Snapshot (12–24 Months):

Metric Trend Interpretation
Price Range Wide Large spread based on condition
$/SF Stable Market relatively steady
Days on Market Moderate Moves when priced correctly
Buyer Demand Consistent Strong for entry + mid-level buyers
Inventory Active Regular turnover vs boutique buildings


What This Means:

  • This is a condition-driven building more than a comp-driven one
  • Renovated units can trade 20–30% higher than their original condition
  • Entry-level pricing attracts a broad buyer pool (unlike luxury buildings)
  • Units that need work often sell quickly due to value positioning

Bottom-Line Market Read:

Hopkinson House operates in a different segment than nearby luxury buildings:

  • More accessible price points
  • More consistent transaction volume
  • Strong demand for well-priced, updated units

Our Take

It’s one of the more liquid condo buildings in the 19106 zip code, but pricing is highly sensitive to condition and view. We find little difference in value between northern and southern exposures. The Hopkinson House is THE TOYOTA OF CENTER CITY CONDO BUILDINGS- Reliable, dependable, well-managed, and reasonably priced.

The Hop House is smart money, folks.

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