Iceberg houses are coming to DC

Posted by Abbott Klar Real Estate on Sunday, January 17th, 2016 at 9:33pm

Iceberg Homes Arrive in DC

4615 Dexter ST NW DC. Iceberg House

The term “iceberg home” may draw images of a sparkling frozen city, but these architectural phenomena in fact have nothing to do with ice.  Just as an iceberg appears smaller above the surface of the water while a much larger frozen island floats below, iceberg homes are houses with multi-level underground square footage that dwarfs that of the above ground house - subterranean additions often extend several stories down and far beyond the perimeter of the above ground building, allowing the uber-wealthy to discreetly expand their properties.  Below lavish mansions lurk multiple sub-basement levels home to bowling lanes, swimming pools, multi-car garages, private cinemas and more. 

Iceberg homes emerged in London around 2008 as a way for the wealthy to expand their homes beyond the limitations of available above ground space.  Controversy soon followed the arrival of London’s iceberg homes as neighbors became displeased with the noisy construction and in some cases experienced damage to their homes due to displaced foundations from the digging.  In an infamous instance, neighbors of Christopher Stanger, Goldman Sachs director, found themselves trapped inside their homes when shifting ground left their doors stuck shut and walls cracked.  To add fuel to the fire, many of London’s iceberg homes were purchased by foreign owners who were not around to withstand the construction disturbances, and residents were further troubled by absentee neighbors allegedly stashing wealth and dodging taxes.  Iceberg homes in London have since been regulated to extend a limited number of stories below ground and beyond the perimeter of the existing house.  To say the least, iceberg homes have not been welcomed by a happy English public.  However, the notion of digging down rather than building up doesn’t have to be a bad one.  With careful regulations and conscious city planning, iceberg homes can present a solution to housing development issues in modern cities.  

What may be one of the first newly built DC iceberg houses, 4615 Dexter St NW Washington DC, was recently listed by
Christina Baheri of Coldwell Banker, opening the airways to controversy surrounding whether these luxury bunker basements are a blessing or a menace to the capital city.  Developers are offering a grand and distinguished 4,800 sf house with another 5,500 underground square feet in a basement and sub basement and inviting the buyer to fill the space with their wildest dreams.  Multi-car garage and display gallery?  No problem.  Subterranean swimming pool, spa, gym?  Sure!  Hidden cinema?  Why not.  The possibilities are endless.  Sarcasm aside, iceberg homes in DC present opportunities for the wealthy and those of us not shopping in the six million dollar range alike.  While below ground additions could allow the capital city’s wealthy to have their swimming pools and keep their DC addresses, too, more modest versions of these underground mansions provide possibilities for average scale home expansions without changing the exterior, allowing creative development without challenging the city’s height regulations.

DC’s Height of Buildings Act dates back to 1910 when an Act of Congress decided that the city’s buildings should be no higher than 110 feet high (eventually raised to 130 feet) and no higher than the width of the streets they face.  The Height Act has maintained the city’s open, sunny feel and monument views, but has also presented a challenge to development.  Iceberg homes could offer the solution to the much grumbled about pop up expansions, unpopularly dubbed “middle fingers” because of their crude appearance among an otherwise neat line of row houses. The most notorious one being at 1013 V St NW.  By building down rather than up, DCers can expand their homes without threatening the sleek and historic look of the city.    One of the best examples of this being done in a refined and elegant manner is the extraordinary and tasteful renovation done in 2014 in Old Town Alexandria to 212 Alfred St. 
212 Alfred ST Alexandria Iceberg house
The owners needed a bit more space for a family room and were constrained by the historic building restrictions severely limiting any exterior renovations to the house.  By digging our a basement under their back yard, complete with a glass roof, they were able to expand their living space without any intrusion on the historic sensibilities of the neighborhood.

    While residential iceberg homes in DC present new and uncharted territory, the city is in fact already home to a famous, and perhaps the original,  iceberg home - The White House.  With tens of thousands of underground square feet housing a dentist’s office, flower shop and of course Nixon’s bowling alley in addition to several security bunkers and an intricate tunnel system, The White House stands as the perfect DC example of underground expansion that maintains a refined exterior.  Only time will tell if iceberg homes will be well-received in the nation’s capital.  However, the groundbreaking (pun intended) residences hold great potential for those looking to grow their homes in a city with limited space.  


(House sketch from rudid.com, 212 Alfred St picture from Homevisit.com)

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