Some of My Favorite Available Residences at Andia by Bosa Right Now
Andia has become one of the most talked-about new construction opportunities in Downtown San Diego. Rather than just repeating the general project overview, I wanted to focus on what I think is actually most useful for buyers right now: which available residences stand out, who they may make sense for, and where I think the better value or lifestyle opportunities are within the building.
At a Glance
Development
Stories
San Diego
Selling
Andia is one of the more important new construction opportunities Downtown San Diego has seen in quite a while. What I like about it is that there is actually a pretty wide range of floor plans and price points, which gives buyers different ways to approach the building depending on what they value most.
Some homes strike me more as value plays. Some are more about views. Some stand out because of the layout and how livable they feel day to day. And some I like, but with caveats. That is really what this post is about. Rather than just saying Andia is nice, I wanted to go through some of the available homes that stand out most to me and explain why.
I also stopped by to check on construction progress and toured the amenity model again. The progress photo I took was on an overcast day, so it is not the most flattering from a visual standpoint, but it was still helpful to get a more current in-person feel for where things stand.
What I like most about Andia is that there are actually multiple ways to approach it as a buyer. There are value-oriented homes, strong work-from-home layouts, and some genuinely compelling upper-floor view opportunities.
A More Flexible New Construction Opportunity Than Most Buyers Expect
The official project materials highlight modern residences, a strong amenity package, and a central Downtown location. The project is open for prospective buyers, but my goal here is not to send you straight to the developer. It is to help you understand which homes I think stand out and where I see the best opportunities within the building.
My takeaway is that Andia is not just about flashy marketing. It is one of the more meaningful new development opportunities Downtown has seen in years, and it gives buyers options at several price levels that feel more practical than a lot of people assume when they hear “new construction.” If you are interested in learning more about the project, reaching out to me first is the better move.
A Few Things I Like About the Project Overall
- Wide range of layouts, from smaller one-bedrooms to larger view-oriented plans
- Amenity package is deeper than most Downtown buyers probably expect, especially the pool terrace, rooftop sky lounge, fitness component, and practical extras
- More approachable entry points than many buyers expect for brand-new construction
- Enough variation in orientation and floor height to create real strategy when choosing a home
The Residences That Stand Out Most to Me Right Now
Residence #601
This is one of the first plans that jumped out to me for buyers trying to stay at a lower price point without giving up a parking space. That matters, because entry-level homes in new construction do not always come with the same overall package.
I like the cutout for a desk area, which gives the home a little more flexibility than a standard one-bedroom. I also think the west-facing orientation overlooking the pool deck and common terrace should create a softer, more attractive outlook than many lower-floor homes typically get.
Residence #203
For buyers looking for a true 2 bedroom in new construction at a relatively approachable price, this feels like one of the stronger options in the building. Under $800,000 for a brand-new 2 bedroom is going to catch attention.
I like that both bedrooms have their own walk-in closet, and I think the den off the kitchen and dining area works well as a workstation zone that can still be tucked away when people are over. That makes the plan feel more usable than a lot of den layouts that are simply carved into leftover space.
Residence #604
I do like this plan overall, especially the fact that it stays under $800,000 for a 2 bedroom in a new building. The layout itself makes sense, the second bedroom sits well in relation to the second bath, and both bedrooms having walk-in closets is a plus.
My hesitation is location within the building. I am a little on the fence recommending this one over the east-facing 2 bedroom + den residences because of how close it sits to building mechanical equipment and the pet retreat area. So for me, this is more of a good option with a footnote than a slam dunk.
Residence #2007
I like this as a value play. Getting a 2 bedroom + den in new construction up on the 20th floor at just over $1 million feels pretty compelling, especially considering the finishes and amenity package.
The east-facing orientation should offer great mountain views, and for a buyer who wants elevation without making too big of a jump in price, I think this is one of the better opportunities in the building.
Residence #2408
From a views standpoint, this is a great option. I like the split-bedroom layout, the fact that each bedroom has a walk-in closet, and the way the second bedroom and bath relate to each other for guests or longer-term flexibility.
The tandem parking is not my favorite setup compared to true separate spaces, but getting two spaces plus storage in a view-oriented home still makes this one very attractive.
Residence #3408
If you like the idea of #2408, this is the more premium version of it. Same layout, but ten floors higher, with better parking and the added benefit of one EV charger.
By the 34th floor, the city and water views should be stunning. This feels like one of the cleaner stretch-up opportunities in the building because the same core floor plan gets noticeably better as the elevation and parking package improve.
Residence #1610
I am a big fan of this layout. The southwest corner orientation is attractive, both bedrooms have walk-in closets, and I like that the den has windows. That last point matters because a lot of dens in condo buildings can feel more like interior bonus rooms than truly usable flex spaces.
This is also the last currently available home on this corner that has two separate parking spaces instead of tandem, which gives it an extra edge for me. For buyers who care about layout quality as much as raw views, this is one of my strongest picks in the building.
Residence #3701
This is a great 2 bedroom for someone looking for views. Being this high up on the west side should make it very compelling visually.
I do have a couple reservations. The long entry hallway eats up some of the square footage, and the den does not have any windows and is really tucked into the interior, which might make it feel more enclosed than some buyers would like. Even with those tradeoffs, I still think it is a strong option for people who gravitate toward views.
Residence #2610
This is the last 3 bedroom home available, and from a views perspective it should be one of the best in the building. The southwest corner orientation is a major part of the appeal here.
This is obviously a more expensive purchase, but for someone looking for scale, views, and a more complete package with separate parking, EV charging, and storage, it is easy to see why this one would stand out.
Andia’s Amenity Package Is Actually One of the Better Ones I’ve Seen in Downtown
One thing I do think Andia is doing well is the amenity package. This is not one of those buildings where the amenities feel like they were added just so the marketing team had something to talk about. There is actually a pretty deep lineup here, and some of it stands out more than what we usually see in Downtown.
The 5th floor amenity level is anchored by a roughly 15,000 square foot pool terrace with a 75-foot swimming pool, a separate 35-foot wading pool, cabanas with privacy curtains and TVs, a fireside spa, outdoor dining areas, gas grills, pizza oven, entertainment bar, and multiple fireside seating areas. That is a lot more substantial than the typical pool deck and barbecue setup buyers are used to hearing about. From the model, it feels like they are trying to create a real shared outdoor environment rather than just checking a box.
The fitness component also looks stronger than average. The building is planned to have a roughly 3,500 square foot fitness center, a separate exercise and yoga studio, a dedicated spin studio, an outdoor fitness terrace, steam room, and a wood-lined sauna. That is a much more complete setup than most condo buildings where the gym is basically a few treadmills and some weights in a small room.
One amenity that I think will resonate with a lot of buyers is the 40th floor sky lounge and sky terrace. That is the kind of space that can really separate a building if it is done well. The project materials show it with indoor living and dining areas, entertaining kitchen, billiards table, fireplace, and dramatic city and bay views. Downtown has some nice common spaces in different buildings, but a true high-floor rooftop-style lounge in a condo tower is a big deal when it is executed right.
Then there are the more practical extras that often get overlooked in marketing but matter in daily life. There is supposed to be a gaming room, craft room, bike tune-up and wash area with storage, pet spa, partially covered pet retreat, package lockers with cold storage, gated resident and guest parking, community EV charging, and EV charging options for individual residences. Those are the kinds of things that make a building feel more thoughtfully planned instead of just polished on the surface.
My opinion is that the amenity package at Andia is one of the stronger parts of the project. Not every buyer is going to care equally about all of it, but when you step back and look at the full lineup, it is pretty clear they put real effort into this area.
Pool Terrace
About 15,000 square feet on the 5th floor with a 75-foot pool, 35-foot wading pool, cabanas, fireside spa, grills, pizza oven, outdoor dining, entertainment bar, and multiple seating areas.
Fitness + Wellness
Roughly 3,500 square feet of fitness space plus yoga studio, spin studio, outdoor training terrace, steam room, and wood-lined sauna.
Sky Lounge + Practical Extras
40th floor sky lounge and terrace, plus bike wash and tune-up, pet spa, pet retreat, cold storage lockers, guest parking, and EV charging options.
If I Were Narrowing the Field, These Are the Homes I’d Look at Closest
If someone asked me where I would start at Andia right now, I would probably break it down like this: #601 for affordable entry with parking, #203 for lower-priced 2 bedroom value, #2007 for elevation and relative value, #1610 for one of the most complete layouts, and #3408 or #3701 for buyers primarily driven by views.
That does not mean those are automatically the right homes for everyone. A lot depends on whether someone is buying for full-time living, a second home, future resale positioning, work-from-home functionality, or pure lifestyle and views. But those are the plans I find myself coming back to most.
Overall, Andia is still one of the more meaningful new development stories in Downtown. From what I have seen so far, there are several residences that back that up in a real and practical way.
Want Help Narrowing Down Which Andia Residence Fits Best?
If you are considering Andia and want help thinking through views, floor height, parking, layout tradeoffs, or resale positioning, feel free to reach out below. The difference between two homes that look similar on paper can be pretty meaningful in a building like this.
Ryan Ponce
I specialize in Downtown San Diego condos and help buyers understand the nuances that often get missed when comparing buildings or floor plans. If you want a second opinion on Andia, I’m happy to talk through it.
