What’s a private Bucktown roof deck worth?

Eighteen new condominiums are planned for 1611 N Hermitage in Bucktown, according to recent listings.

The 3-bedroom, 2-bath units will be above commercial space along North Avenue at the current site of the Citgo pictured above. The units will feature “exceptional refined finishes,” private elevators, “lavish master suites” and heated garage space. Pre-construction prices range from $650,000 to $900,000, and delivery is slated for “winter 2013.”

Unit 302, a 1,900 square foot third-floor unit is priced at $650,000. Unit 401, a 4th floor “penthouse” with the same square footage, is listed at $760,000. Unit 401 is an end unit with additional windows and a private 1,000 square foot roof deck. Unit 302 has a second balcony off the master bedroom.

Adjust for the floor differential, the windows and the balcony – and what value should be assigned to the roof deck?

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