Needham Heights Luxury: The $2.2M Sale of 16 Cynthia Road
Capturing a 11.3% Over-Ask Premium in a Top-Tier School District
The Story: Spanning 4,324 square feet of light-filled living space, 16 Cynthia Rd is a 5-bedroom, 5-bathroom Colonial that defines modern elegance. Built in 2004, it features a gourmet kitchen that opens to a large family room with a fireplace, as well as a flexible third floor that can serve as an au pair or guest suite.
Our Needham Inventory Tracker highlights that proximity to the Sunita Williams Elementary (just 0.3 miles away) and the MBTA commuter rail are massive value drivers. The home's rare water views further differentiated it from other neighborhood Colonials, justifying its high price per square foot ($515/sqft).
The Strategy:
Highlighting Floor Plan Flexibility: We emphasized the first-floor office with custom built-ins and adjacent bath, positioning it as a mandatory feature for the "Work from Home" era or a potential first-floor primary suite.
Leveraging Educational Proximity: By being just a 5-minute walk from the state-of-the-art Sunita Williams school, we targeted young families who value walkability and academic excellence (rated 9/10).
Capitalizing on Market Velocity: By listing at $1,999,000, we triggered a bidding war that resulted in a **$2,225,000 close** in just a few days, demonstrating our ability to maximize seller equity through strategic pricing.
Demonstrating Appreciation: We tracked the property's tax assessment, which saw a 39.1% jump from 2023 to 2024, signaling to potential buyers that this pocket of Needham Heights is a high-growth investment.
The Outcome: The sale of 16 Cynthia Rd reinforces Needham's status as a top-tier destination for luxury buyers. It serves as a benchmark for 2000s-era builds that offer both modern amenities and unparalleled access to town centers and schools.
