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Originally Posted by RoxyTanyaM
Yeah that sounds about right. I was thinking that a 2 bed 1 bath would definitely be over 400k. Does anyone know how soundproof these new developments are? Are they usually concrete?
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Floors are always concrete of course. And there may be SOME concrete wall sections between units but not for sound proofing reasons. Just as sheer walls. But really, modern soundproofing isn’t about concrete. Concrete actually isn’t as soundproof as people think.
The number one most effective tool for soundproofing is separation of structure. You need a sound break between units. Basically an air gap. You don’t want ANY common structure between the units. So two units should never share the same studs for instance. Some places cheap out with a single wall assembly between units but may use resilient channel on the studs (lightweight horizontal strapping) in an attempt to mechanically isolate the drywall surfaces between units.
Another approach when using a single common wall are viscoelastic dampening compounds (green glue). Or special drywall that sandwiches two sheets with a dampening compound (quiet rock). But these are retrofit applications. Too expensive for new construction and not as effective as a simple double wall anyway. Which takes zero skill or training to do so contractors can’t screw it up. It’s REALLY REALLY easy to accidentally “short circuit” the sound isolation with single wall approaches. One screw into a stud instead of the resilient channel and the soundproofing is ruined. Some older apartments won’t let you hang stuff on the wall with screws / nails for this reason (The Jaimison)
But the GOLD STANDARD (as I just alluded to) is two complete separate walls. With double wall construction (so there is NO common structure between units at all) you have absolutely incredible sound attenuation between units. Combine that with double drywall (mass isn’t the be all / end all but it helps a little) plus resilient channel and you have near perfect sound proofing. And again, double wall uses standard construction methods that any contractor can easily accomplish.
I live in Monaghan Square and actually put a deposit down on one of the $199,000 units when it went on sale in 2015. And I asked for actual architectural drawings of the party wall assemblies. And it’s double wall with double drywall hung on resilient channel. And although the condo fell though it was still built to that spec (although the East tower just has single drywall but still double wall + resilient channel). I live there now as a renter (sadly). But let me tell you, the soundproofing is INSANE. There is someone on my floor with a piano. A REAL PIANO. You can hear it outside in the hallway of course, but inside your unit you cannot hear a thing! Nothing. I was in the West tower originally and I remember I went out once late at night to take the trash down and was surprised to hear that someone was having moderately noise party (good sized group of people carrying on, laughing, talking loud, music etc) but I had NO idea there was even a party going on until I left my unit.
I’m sure any condo today would be built to the same specs. Although I would ask of course. I also lived briefly in The Boss in Fairview (while waiting for my “condo” to be built... sob) and even though that’s a brand new building, the soundproofing is atrocious. Absolutely non-existent. Even with music at a normal listening volume it carries right through the walls. That building uses a single stud wall between units and the difference is night and day. The property management company is also a nightmare / mob-like but… that’s another story.
Final thought… think about a wall like the soundboard of a guitar. If you strike a tuning fork in the air you can barely hear it. But touch it to the soundboard of an acoustic guitar or a wall or table or whatever and the tuning fork sound will fill the room. So you don’t want to share a “soundboard” (wall) with your neighbour or you’ll hear everything. Two separate walls... a.k.a “double wall construction”… is what you want. That air gap stops the vibrations in its tracks and gives it nowhere to go. People always think soundproofing it about insulation or special materials or whatever but most of those things do next to nothing. Maybe a few decibels. The #1 thing you need is separation of structure. Sound between units travels through structure more so than air (unless there’s a hole in your wall… LOL)
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