101 Kings Place, Newport Beach, California 92663, Newport Beach, 92663 - 4 bed, 4 bath
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Newport Beach, California 92663
This Custom Estate Canvas represents a High-Potential Investment Opportunity with a List Price of $5,495,000, matching its $5,495,000 Fair Market Value. While the existing structure carries a Poor Condition Rating requiring total rehabilitation, the asset's value is anchored in the expansive 10,000-square-foot lot and panoramic harbor and ocean views. Located on an exclusive Kings Road cul-de-sac near top-rated Newport Mesa Unified schools, the site includes a private pool and offers a rare blank canvas for a legacy estate. This is a premier acquisition for Luxury Developers or Custom Home Builders.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 101 Kings Place Subject | $5,495,000* List Price | 4 | 4 | 3,479 | $1,579 | - |
A 730 Saint James Place Sold | $4,500,000 | 2 | 4 | 2,576 | $1,747 | 0.2 mi |
* Subject property listed price vs sold prices of comps.
Property is extensive renovation needed.
Built in 1956 and offered for the first time in decades, the property is in mostly original condition and requires a total rehabilitation. The kitchen is highly outdated with oak cabinetry, tile countertops, and fluorescent drop-ceiling panels. The interior features popcorn ceilings, dated wood paneling, and old carpeting. While the structure appears livable, the listing's emphasis on it being a 'canvas' for a custom estate and the significant physical depreciation of all major cosmetic and functional components align with the 'poor' condition category.
The property captures sweeping, elevated vistas of Newport Harbor, the Pacific Ocean, and city lights, significantly increasing its long-term value and desirability.
Situated at the end of a private, elevated cul-de-sac on Kings Road, the home offers a rare level of privacy and exclusivity in one of Newport Beach's most coveted neighborhoods.
The approximately 10,000-square-foot lot is unusually large for the area, providing a rare 'blank canvas' for a developer or homeowner to create a significant custom estate.
Built in 1956 and held for decades, the existing structure likely requires a complete overhaul or teardown to meet the expectations of modern luxury buyers.
The nearly $6 million entry price is primarily for the land and view, necessitating a substantial additional budget for construction or major reimagining.
Building a custom estate on an elevated coastal lot in Newport Beach often involves rigorous permitting processes and strict adherence to local building codes.
Perched at the end of a private, elevated cul-de-sac on one of the most highly coveted streets in Newport Beach, this exceptional property captures sweeping views of Newport Harbor, sparkling city lights, and Pacific Ocean. Offered for the first time in decades, the residence sits atop an expansive approximately 10,000-square-foot lot, providing a rare canvas for creating a true custom estate. The existing home features 4 bedrooms, 3.5 bathrooms, and nearly 3,500 square feet of interior living space, offering generous proportions and endless potential for reimagining. A spacious, secluded courtyard with a pool creates a serene outdoor retreat—ideal for relaxing, entertaining, or embracing the coastal lifestyle. Perfectly positioned moments from world-class beaches, the Balboa Bay Club, and the premier shopping and dining of Fashion Island, this property represents an extraordinary and generational opportunity in one of Newport Beach’s most desirable neighborhoods. This is a chance not to be missed.
No exterior & parking available.
Grades K-6 • 1.0 mi
Grades 7-8 • 0.4 mi
Grades 9-12 • 0.5 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 4.0 | 4.0 | 50% |
| Baths | 4.0 | 4.0 | 50% |
| Square foot | 3,479 | 2,643 | 63% |
| Lot Size | 9,800 | 5,000 | 96% |
| Price | $5.50M | $4.65M | 59% |
| Price per sq ft | $1.6K | $1.8K | 43% |
| Built year | 1956 | 1963 | 41% |
| HOA | $0 | $0 | 50% |
| Days on market | 135 | 170 | 43% |
Mar 8, 2026
$5,495,000
$5,995,000
-8% Price Drop
Initial Listing
Dec 9, 2025
$5,995,000
Initial Listing