113 Appian, Irvine, California 92602, Irvine, 92602 - 4 bed, 3 bath
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113 Appian
Irvine, California 92602
ACTIVE
CONDITION: EXCELLENT
4Beds
3Baths
2,548Sq Ft
3,974Lot Size
Property Price
LIST PRICE$3,498,888
EST. MARKET VALUE
$3,207,314
9% AboveMARKET VALUE
SUMMARY
This Stunning Move-In Ready Home is listed at $3,498,888, reflecting a premium valuation relative to its $3,207,314 Fair Market Value. Featuring $160K in builder upgrades, a gourmet kitchen with Sub-Zero and Wolf appliances, and an Excellent Condition Rating, this 2024-built residence offers a sophisticated lifestyle. Situated in the guard-gated Reserve at Orchard Hills with panoramic city-light and mountain views, it provides access to award-winning Irvine Unified schools. This property is the perfect fit for a discerning professional or growing family seeking a turnkey, high-end sanctuary.
Estimated Market Value
$3,207,314
Based on Realkey algorithm analyzing recent comparable sales in Irvine.
Comparable Sales Map
Comparables within 1 miles sold in recently
Map unavailable.
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 113 Appian Subject 4 bd · 3 ba · 2,548 sqft · $1,259 | $3,498,888* List Price | 4 | 3 | 2,548 | $1,259 | - |
A 105 Summerland Sold 4 bd · 3 ba · 2,909 sqft · $1,075 · 0.2 mi | $3,128,000 | 4 | 3 | 2,909 | $1,075 | 0.2 mi |
B 152 Statura Sold 4 bd · 3 ba · 2,548 sqft · $1,038 · 0.6 mi | $2,646,000 | 4 | 3 | 2,548 | $1,038 | 0.6 mi |
C 106 Albero Sold 4 bd · 3 ba · 2,382 sqft · $1,058 · 0.7 mi | $2,520,000 | 4 | 3 | 2,382 | $1,058 | 0.7 mi |
D 135 Statura Sold 4 bd · 4 ba · 2,800 sqft · $993 · 0.6 mi | $2,780,000 | 4 | 4 | 2,800 | $993 | 0.6 mi |
E 453 Treeline Sold 4 bd · 5 ba · 2,968 sqft · $1,093 · 0.7 mi | $3,245,000 | 4 | 5 | 2,968 | $1,093 | 0.7 mi |
F 533 Peninsula Sold 4 bd · 5 ba · 3,500 sqft · $1,046 · 0.5 mi | $3,662,418 | 4 | 5 | 3,500 | $1,046 | 0.5 mi |
G 60 Copper Mine Sold 4 bd · 5 ba · 2,753 sqft · $968 · 0.9 mi | $2,665,000 | 4 | 5 | 2,753 | $968 | 0.9 mi |
H 553 Pennensula Sold 4 bd · 5 ba · 3,527 sqft · $1,047 · 0.5 mi | $3,692,822 | 4 | 5 | 3,527 | $1,047 | 0.5 mi |
I 100 Avento Pending 4 bd · 3 ba · 2,548 sqft · $1,291 · 0.2 mi | $3,290,000 List Price | 4 | 3 | 2,548 | $1,291 | 0.2 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Excellent
TeardownExcellent
Property is new construction or fully renovated.
This property was built in 2024, making it brand new and well within the 'Excellent' criteria of less than 10 years old. The home features $160K in builder upgrades, including a gourmet kitchen with high-end Sub-Zero and Wolf appliances, modern bathrooms with premium finishes, and brand-new HVAC and electrical systems that require no maintenance.
PROSSTRENGTHS & OPPORTUNITIES
- Premium View Lot
The property is situated on a prime lot with no homes directly behind or in front, offering unobstructed panoramic sunset, city-light, and mountain views.
- High-End Builder Upgrades
Features $160,000 in premium upgrades, including a gourmet kitchen with Sub-Zero and Wolf appliances, motorized Hunter Douglas shades, and floor-to-ceiling panoramic sliding doors.
- Elite Community & Schools
Located in the prestigious guard-gated Reserve at Orchard Hills, the home offers resort-style amenities and access to top-tier Irvine Unified schools, including Northwood High.
CONSRISKS & DEFICIENCIES
- High Price per Square Foot
Listed at approximately $1,373 per square foot, the property carries a significant price premium that may limit the pool of qualified buyers or impact appraisal valuations.
- Compact Lot Size
The 3,974 square foot lot is relatively small for a luxury home at this price point, which may restrict outdoor space and privacy from side neighbors.
About 113 Appian
$160K builder upgrades! Enjoy stunning sunset, city-light, and mountain views from this newer 4-bedroom, 3-bathroom home with a spacious loft, ideally situated on a premium view lot in the guard-gated Reserve at Orchard Hills. Positioned alongside the community’s former model homes, this residence enjoys a distinctive and private setting with no homes directly behind. The front overlooks a landscaped guest parking area with no home directly across the street, creating an open, low-density feel. A wall of floor-to-ceiling windows and two panoramic sliding glass doors fill the living area with natural light and create seamless indoor-outdoor living. Highlights include a first-floor bedroom and full bathroom, builder-upgraded finishes and flooring, a gourmet kitchen featuring a built-in Sub-Zero refrigerator and Wolf appliances, and motorized Hunter Douglas shades. No neighbors in front and no neighbors behind. Just a 2–3-minute walk from the community park, pool, and clubhouse. Additional community amenities include two resort-style pools, playgrounds, and sports courts. Served by award-winning Irvine Unified schools, including Canyon View Elementary School and Northwood High School.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 2024
- Lot Size
- 3,974 Sq. Ft.
Interior
- Total Bedrooms
- 4
- Total Bathrooms
- 3 (3 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $359.0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 4.0 | 4.0 |
| Baths | 3.0 | 3.0 |
| Square foot | 2,548 | 2,494.069 |
| Lot Size | 3,974 | 4,993.672 |
| Price | $3.50M | $2.07M |
| Price per sq ft | $1.4K | $867 |
| Built year | 2024 | 1999 |
| HOA | $359.0 | $195 |
| Days on market | 17 | 56 |
Pricing History
Listed for Sale
Oct 8, 2026
$3,498,888
Initial Listing
Sold
Jan 5, 2024
$3,324,500
Public Record