Portsmouth’s high-end housing construction boom shows no sign of abating. 

Earlier this month, Cathartes and Chinburg Builders Inc., after years of planning and legal skirmishing with opponents, finally broke ground on “The Maris,” a downtown mixed-use development featuring 45 condominiums that the owners hope to sell for $885,000 to $3 million each, far exceeding the state’s $390,000 median price for a condo. 

Though some of Maris’s hoped-for sale prices aren’t as high as what other condos are fetching in historic Portsmouth, Cathartes and Chinburg are vowing that Maris will become “Portsmouth’s only downtown residential community with amenities including an onsite concierge service.” 

In a statement from Cathartes, the Maris developers expressed confidence that they can fetch the high prices for their waterfront luxury units, located at 53 Green St. 

“Portsmouth’s vibrant community, world-class restaurants, and downtown walkability, make it a highly sought-after place to live and work,” Cathartes executives said in an unsigned statement to the Registry Review. “With stunning waterfront views of North Mill Pond and the Piscataqua River, luxury amenities and a number of boat slips, the Maris is sure to be one of the most desired residential communities in Portsmouth.” 

Sales are expected to start later this year and will be brokered by The Collaborative Companies, a famous Boston-based brokerage that’s led sales for some of the city’s highest-profile condominium projects, including the under-construction South Station Tower.  

The Maris project is expected to be completed by fall 20026. 

City a Big Draw for Buyers 

At least one rival developer thinks the Maris condos appear to be priced right – and he should hope so. 

Tom Balon Jr. is the developer of 70 Maplewood, a mixed-use project with 16 condo units now in the final stages of construction at the site of the old Wells Fargo Bank, at the corner of Deer Street and Maplewood Avenue.  

The projected prices for the condos at 70 Maplewood: $2 million to $6 million. About 11 of the 16 units – which are expected to be completed in phases, starting in June – have already been pre-sold, said Balon.  

“Portsmouth is gentrifying quite fast,” said Balon. “There’s a lot of money flowing into the city.” 

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Developments Underway

With or without parking, there are a number of other housing and mixed-use projects either underway or in the planning stages in Portsmouth – and not all of them are high-end. They include: 

The Residences at Foundry Place: At 99 Foundry Place, where 51 market-rate condos are currently being built by developer Kim Rogers, president of GL Rogers and Company and manager of Deer Street Associates and Foundry Place LLC. The development’s website states that units will be starting in the “mid 500s” price range. 

238 Deer St.: Currently under construction at the former Statey Bar and Grill site. When completed, 238 Deer Street will have 21 “micro” condo units of 500 square feet or less, with prices per unit ranging from $525,000 to $600,000, according to published reports and industry sources. 

105 Bartlett St.: Still in the planning stages, hopes to have 152 apartment units near North Mill Pound. The project is being developed by Iron Horse Properties. 

2 Russell St.: Now a surface parking lot that Ocean Properties and Two International Group hope to develop into a three-building complex that includes 80 housing units and commercial space. The project recently received a second one-year extension from the city’s Planning Commission. 

J.J. Newbury Site: On Congress Street in the heart of downtown Portsmouth, developer Mark McNabb’s has proposed building 40 new housing units by redeveloping two prominent buildings, including the former J.J. Newberry department store. The project is still in the planning stages. 

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Besides downtown Portsmouth’s historic charm and street-level vibrancy, a big attraction of 70 Maplewood is the fact that each condo unit has two underground parking spaces – something higher-end buyers are increasingly demanding in Portsmouth. 

“One of our biggest draws is parking,” said Balon. “That’s why I think the Maris is going to do well. Their units are smaller, but it’s in a good location and it has adequate parking. That’s important.” 

Not everyone is happy with all the development projects in Portsmouth. 

Duncan MacCallum, a Portsmouth attorney, has represented project opponents in a number of development controversies, including past debates over the building plans for The Maris and 105 Bartlett St. ventures. 

MacCallum said the city has simply lost its way in terms of preserving its beauty and character. 

“Someone has said, ‘Portsmouth has become a victim of its own success.’ And it has,” he said. “Thirty years ago, when I first got here, it used to be historic and charming. No longer.” 

‘No Shortage’ of Demand 

Nick Taylor, director of Housing Action New Hampshire, a housing advocacy group, said he couldn’t speak about specific housing projects in Portsmouth. 

But he said it appears the city is at least trying to get a mix of different types of housing, from small, “micro” condos to multimillion-dollar waterfront luxury residences. 

“Across the state, as well in Portsmouth, there’s now a range of housing being built. It’s not enough. We need more housing, but what’s being built is welcome.” 

Peter Britz, director of planning and sustainability for Portsmouth, said the city is ultimately following the zoning and building rules as determined by elected authorities. 

He noted that the downtown’s North End, where much of today’s development is taking place, was specifically targeted by planners for redevelopment. Its historic fabric was leveled during mid-20th century urban renewal projects and replaced with low-rise commercial buildings. 

“We didn’t aim at luxury housing,” he said. “What we’re seeing is what the developers think is the highest and best use of these properties.” 

But that doesn’t mean the city hasn’t striven to build more affordable housing. 

He noted the city’s approval of the 238 Deer St. project’s “micro” condos and the past construction of some workforce housing at the West End Yards residential complex. 

“We are always looking at ways to encourage more affordable [housing] construction,” Britz said. 

Scott Rome, owner of Brick and Barn Group/Compass, a real estate firm in Portsmouth, said the city is clearly trying to encourage development of a mix of different types of housing. 

He noted his firm is representing both Foundry Place, whose unit prices go as high as $1.1 million, and 238 Deer St., whose prices are about half that amount.  

“The variety of new housing is pretty much spread out,” he said.  

“There’s Portsmouth’s version of ‘entry-point’ housing and there’s full luxury housing. The demand is steady for both. There’s no shortage of people looking for [housing] in Portsmouth.”