466-468 Elizabeth St San Francisco
Listed at: $2,395,000
Edwardian Grooves | Modern Moves

Bedrooms: 5
Bathrooms: 4.5
Square Feet: 5,400
Lot Size: 2,692

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Edwardian Grooves | Modern Moves

Beauty in the making! Development Opportunity of a vacant 2-unit Edwardian building in prime Noe Valley location with approved Planning Permit (311) to build up an extra floor, expand footprint (front and back), and add a 2-car parking/storage garage at grade level, with a Total Gross Floor Area of 5,400 sqft.

The Site Permit application was submitted to the Planning and Building Departments in June 2020 by SIA Architects and is expected to be approved in October 2020 (10/24 update - Site Permit has processed through various DBI agencies with minor comments and is expected any day now). The Buyer can take the Site Permit forward to design two condominiums or 2-units that function as one home, working with their own Design Team (architects and engineers) and selection of their own contractors. The property could also work for an owner-occupier in one unit with rental income from the other unit.

The 2-unit building is currently configured as follows:

UPPER: 2 bedrooms, 1 bathroom, formal living and dining rooms, and a large eat-in kitchen with additional sunroom. The home flows out towards the walkout deck and yard. Could be configured with 3 bedrooms as is currently laid out.

LOWER: 2 bedrooms, 1 bathroom, living and dining room, and a galley-styled kitchen with laundry room tucked away in the back. A front patio area provides a small outdoor space.

The approvals would allow an end-user or builder to immediately design out their construction drawings, obtain building permits, and start construction without having to process through the lengthy and discretionary Neighborhood Planning Review approvals. Buyer to investigate all options regarding final residential use, including condo conversion or use as a single-family house. 

Conceptual renderings of a single-family home conceived by DOES Architecture.



  • Edwardian
  • Built 1908
  • 2-Units
  • Rear Garden
  • Exterior Shed
  • Lot Size 2,962-sqft
  • Zoned RH-3


  • Interior 2,100-sqft
  • No on-site parking
  • 2-Units
    • Upper Unit:
      • 2 Bedrooms
      • 1 Bathroom
      • Formal Living Room
      • Formal Dining Room
      • Over-sized Kitchen
      • Sunroom
      • Laundry Area
      • Deck
      • Garden
    • Lower Unit:
      • 2 Bedrooms
      • 1 Bathroom
      • Living Room
      • Dining Room
      • Kitchen
      • Front Patio Area
  • Shared Garden
  • Off-site Parking
  • Storage


  • ‚Äč311 Planning Approval Complete
  • Neighborhood Review Complete
  • Site Permit in Process (SIA Architects)
  • Allows for:
    • Residential Use
    • Expansion of the building's footprint
    • Addition of 2-car parking/storage at grade level
    • Additional 4th floor
    • Roof Terraces
    • New Facades
    • 5,400 total gross floor area (per architect's planning data)
  • 10/24 update - Site Permit has processed through various DBI agencies with minor comments and is expected any day now.





Popular with families for its suburban, laid-back vibe, central Noe Valley is conveniently located near freeways and public transportation. Boutiques are plentiful in Noe Valley. With confectioneries like Noe Valley Bakery and restaurants such as Griddle Fresh and Firefly, the neighborhood is a paradise for foodies. Thanks to the Noe Valley Farmers Market, locals never have to leave the neighborhood to get their fix of fresh organic vegetables, fruit, and honey. Noe Valley is a short drive from both Interstate 280 and Highway 101, convenient for residents who commute to Silicon Valley. The J-Church light-rail train is the neighborhood’s most favored public-transportation option, though several Muni bus lines also serve Noe Valley. The neighborhood has its share of nightlife, from the dive bar Valley Tavern to the awesome selection of imported beers at The Dubliner. For live music, check out Noe Valley Ministry, a venue for world-class performers in folk, world music, and the alt-rock scene.


Weekend Open Houses:
During Covid-19/SIP all open houses are on hold.

Broker Tours:
During Covid-19/SIP all open houses are on hold.

Twilight Tours:
During Covid-19/SIP all open houses are on hold.

Private Appointments & Virtual Tours:
During the Covid-19 SIP order, Private Appointments will be available to agents and their clients that have first:

  • Viewed all Photos 
  • Viewed the Floor Plans 
  • Viewed the Video Tour 
  • Reviewed the Disclosure Package (DP)
  • Complete CAR form "Property Entry Advisory & Declaration" ("PEAD-V" form 07/13/20)
  • A new declaration should be obtained for each entrant, each time they enter a property.
  • Reviewed the C.A.R. "Property Rules of Entry("PRE" form 06/19/20)
  • See Home Page for SFAR guidelines for private appointment tours

Please contact your real estate agent, or if not represented, please contact the List Agent.

List Agent:
Kevin M. Wakelin
Luxury Property Specialist
DRE# 01935159

1699 Van Ness Avenue
San Francisco, CA 94109

Agent Remarks

MLS Listing#:

Disclosure Package:
Email LA for link

Offer Status: 
Offers As They Come

Offer Submittals: 
Please submit any offers to kevin@kevinwakelin.com
All offers must be accompanied with proof of funds and a pre-approval letter.
Disclosure Package coversheet to be signed and included with any offers.
Sellers reserve the right to accept or reject any offer.


Escrow Pre-opened with:
Kathy Nerud 
Senior Escrow Officer
T: (415) 421-9770 | F: (415) 788-4237 | Shoretel: 43261 
Old Republic Title   
601 California Street, Suite 900 | San Francisco, CA 94108

The floorplan designs, fixtures, furnishings, finishes, and décor depicted include creations and selections which are not included with the purchase of the Property. Consult the Seller’s Disclosure Package for information regarding what is included with your purchase. Sketches, renderings, or photographs depicting lifestyle, amenities, finishes, designs, materials, furnishings, plans, specifications, or art contained in this website are for illustrative purposes only. Dimensions and square footage are approximate and may vary depending on how measured and based upon actual construction. Also, locations and layouts of windows, doors, closets, plumbing fixtures, and structural and architectural design elements may vary from concept to actual construction. All depictions of appliances, plumbing fixtures, counters, countertops, cabinets, soffits, floor coverings, and other matters of design and décor detail are conceptual and are not necessarily included and such drawings, images, and depictions shown should not be relied upon as representations, express or implied, of the final detail of the Property. All improvements, designs, and construction are subject to first obtaining the appropriate federal, state, and local permits and approvals for the same which may require the Buyer to alter any design, floor plan, or layout depicted. No statements or representations have been made by Seller or any of its agents or representatives with respect to any potential for future profit, future appreciation in value, investment opportunity potential, rental income potential, or other benefits to be derived from ownership of the Property should be relied upon in your decision to purchase the Property. The Seller, its agents, and representatives are also not tax advisors and statement(s) that may have been made with respect to tax benefits of ownership should not be relied upon in your decision to purchase the Property. All content is subject to copyright and may not be reproduced in any form without the express written consent of the author.





Floor Plans

Property Floor Plan 1

Property Floor Plan 2

Property Floor Plan 3

Property Floor Plan 4

Property Floor Plan 5

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