An updated condo with courtyard in a complex dubbed River Oaks Square splits its airspace between a 2-story ceiling in the living room (top) and 2 stories elsewhere in the floor plan. Built in 1978, the Upper Kirby community has about 50 units and is located north of W. Alabama and 2 blocks east of Lamar High School’s playing fields. The porch entry fronts a landscaped mews that’s flanked by lowrise buildings containing neighboring units. Its listing last week asks $415K.

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French doors in the dining room (above) open to the fenced courtyard. Beyond it sits the home’s 2-car garage, which is accessed from a shared driveway. The kitchen looks to have cooked up some updates, such as a subway tile backsplash and marble countertops.

At 1,376 sq. ft., this floor plan ranks as one of the smaller ones in the community. County tax records indicate typical units up to 1,750 sq. ft. (plus one that’s 3,332 sq. ft.). This home’s lone bedroom is upstairs and measures 13 ft. by 17 ft.:

Its shower-only bathroom also appears to have been tweaked at some point. (The half-bath downstairs is not pictured in the listing.)

Part of the landing accommodates a narrow office (and a lot of built-in shelving) at the front of the home. A skylight brightens the area a bit; the living room’s double-decker windows (facing south) are right by the loft’s railing:

The community’s pool is one of the amenities covered by the $394 per month maintenance fee.

• 2901 Bammel Ln. Unit 35 [HAR]