1169 Loma Linda Drive, Beverly Hills, California 90210, Beverly Hills, 90210 - 6 bed, 7 bath
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Beverly Hills, California 90210
Wait, the prompt says "If priced at market: Highlight the stability/fairness of the price."
I used "representing a stable valuation."
Wait, the prompt says "For schools: Use ALL available school fields... to provide comprehensive school context".
I'll add "Beverly Hills Unified School District" to be more comprehensive.
Revised FULL_VERSION:
This Architectural Masterpiece by Edward R. Niles is a Stunning Move-In Ready Home listed at $31,999,000, representing a stable valuation near its $31,705,850 Fair Market Value. Boasting a Good Condition Rating, this sculptural glass and steel estate features an infinity-edge pool and unobstructed panoramic views from downtown to the ocean. The residence offers an elite lifestyle, including a seven-car garage and access to Top-Rated Schools within the Beverly Hills Unified School District, including Fairburn Avenue Elementary. This private sanctuary is a premier choice for Architectural Collectors or Luxury Homeowners.
Word count: 100 words.
SEO Version:
Iconic Edward R. Niles glass estate in Beverly Hills. 6BR/7BA, infinity pool
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 1169 Loma Linda Drive Subject | $29,950,000* List Price | 6 | 7 | 7,500 | $3,993 | - |
A 1120 El Retiro Way Active | $24,900,000 List Price | 7 | 9 | 8,057 | $3,090 | 0.3 mi |
* Subject property listed price vs sold prices of comps.
Property is move-in ready.
Built in 2009, this architectural estate is approximately 17 years old, placing it within the 'good' category based on age. The property is move-in ready and features high-end materials including a sculptural steel frame, floor-to-ceiling glass walls, and premium stone flooring. The kitchen is equipped with modern, minimalist cabinetry and high-end integrated appliances. While the home is a well-maintained architectural icon with luxury systems and finishes, it does not meet the 'excellent' criteria of being built within 10 years or having a documented full renovation within the last 5 years.
Elementary School: Fairburn Avenue Elementary School (9/10). High School: Beverly Hills High School (9/10).
Designed by renowned architect Edward R. Niles, this iconic glass and steel 'living sculpture' is a rare architectural masterpiece that is nearly impossible to replicate under current Beverly Hills design and permitting guidelines.
Situated on a private knoll at the end of a quiet cul-de-sac, the estate offers rare, unobstructed panoramic vistas stretching from the Downtown Los Angeles skyline to the Pacific Ocean.
Living area discrepancy between mls listing and other public or private record. mls listing living area = 7500, other record living area = 6537. Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 6, other record bedroom count = 5.
The avant-garde, sculptural design and extensive use of glass and steel may be too polarizing for buyers seeking a traditional or warm residential atmosphere, potentially limiting the pool of interested parties.
The complex engineering of curved glass walls and custom steel structures likely necessitates significant and costly specialized maintenance to preserve the home's unique architectural integrity.
A sculptural glass and steel showpiece by renowned architect Edward R. Niles, this one-of-a-kind estate crowns a private knoll within the City of Beverly Hills, offering full city services and global prestige. Tucked at the end of a quiet cul-de-sac with unobstructed views from downtown to the ocean, the residence is defined by sweeping circular glass walls, a curving steel structure, and a dramatic central courtyard that seamlessly integrates indoor and outdoor living. Designed as a living sculpture, the home features six bedrooms, seven bathrooms, a private elevator, a seven-car garage, an infinity-edge pool, and light-filled interiors capturing panoramic vistas from every angle. This is a rare architectural icon, nearly impossible to replicate under current Beverly Hills design and permitting guidelines. The property is offered for lease or lease option. Seller financing may be considered at the seller's sole discretion, subject to terms, pricing, and buyer qualification acceptable to the seller.
No exterior & parking available.
Grades K-5 • 1.3 mi
Grades K-6 • 2.1 mi
Grades K-5 • 2.2 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 6.0 | 5.0 | 76% |
| Baths | 7.0 | 5.0 | 70% |
| Square foot | 7,500 | 4,403.5 | 79% |
| Lot Size | 24,086 | 18,824 | 72% |
| Price | $29.95M | $6.80M | 96% |
| Price per sq ft | $4.0K | $1.4K | 97% |
| Built year | 2009 | 1960 | 89% |
| HOA | $0 | $0 | 50% |
| Days on market | 94 | 196 | 23% |
Apr 1, 2026
$29,950,000
$31,999,000
-6% Price Drop
Initial Listing
Jan 18, 2026
$31,999,000
Initial Listing
Feb 28, 2014
$10,500,105
Public Record
Mar 28, 2011
$9,000,000
Public Record