Location is perfect but...
If I were to rate this property on location only I would give it 5 stars hands down. Stayed for six nights and my room was clean and bed was comfy. However, it's the unpleasant staff that brings down the rating. I never got a single hello during my entire stay. Every morning I would come down the stairs tell the desk clerk good morning and they would just look up at me like I was crazy and look back down and go about their business. Same thing when I would return in the afternoons or evenings. I found pretty much all the service staff in Boston to be rather cold so maybe I would have had the same experience at any hotel. 
Noise was another issue at this hotel. Being right on Newbury Street, I expected some street noise but it was far worse than I imagined. Every morning about 6 am the restaurant downstairs pressure washes the sidewalk and patio with the world's noisiest pressure washer. I thought maybe the noise was louder from my room since I was only on the second floor. However a co-worker was staying on the fourth floor and she said the noise was just as bad in her room. So if you do decide to stay here I would save the upgrade charge for street view and get a room at the back of the hotel. And don't expect any smiles or hellos.