1261 Angelo Drive, Beverly Hills, California 90210, Beverly Hills, 90210 - 16 bed, 27 bath

1261 Angelo Drive
Beverly Hills, California 90210
Property Price
SUMMARY
Analysis of 1261 Angelo Drive, Beverly Hills, California 90210 is currently available with a list price of $135,000,000. The property maintains a Excellent Condition Rating (95/100), indicating excellent structural integrity and modern finishes throughout. This turnkey property requires minimal updates and is ready for immediate occupancy. Located in a high-demand neighborhood within the Beverly Hills Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Condition Analysis
OVERALL CONDITION SCORE
Property is new construction or fully renovated.
Built in 2012, this property is described as a 'museum quality stunning architectural masterpiece' with 'no expense spared and no detail overlooked.' The description highlights state-of-the-art geothermal heating/cooling, solar panels, and premium materials like imported Italian limestone and rift-cut vertical grain white oak. The images showcase an immaculate, contemporary design throughout, including a luxurious bathroom with modern fixtures and pristine finishes. The overall condition, style, and features of the kitchen (described as 'chef's gourmet kitchen'), bathrooms, flooring, and systems are all top-tier and appear virtually new, aligning perfectly with the 'Excellent' criteria.
PROSSTRENGTHS & OPPORTUNITIES
- High Available Lot Utilization
The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 262828, living area = 50000.
- Great Schools
Elementary School: Warner Avenue Elementary School (9/10). High School: Beverly Hills High School (9/10).
- Unparalleled Views & Privacy
Perched on a 6-acre view promontory, the estate offers unobstructed panoramic views across the entire Los Angeles basin from downtown to the ocean, coupled with ultimate privacy due to its peninsula location.
CONSRISKS & DEFICIENCIES
- Extremely High Price Point
The current list price of $135 million places this property in an ultra-niche market, significantly limiting the potential buyer pool and extending the sales cycle.
- Significant Price Reductions
The property has undergone substantial price drops from an original $195 million, which may indicate initial overpricing or market resistance, potentially impacting buyer perception of its true value.
- High Ongoing Operational Costs
A property of this immense scale (50,000 sqft, 6 acres) with extensive luxury amenities and advanced systems will incur exceptionally high annual maintenance, utility, staffing, and property tax expenses.
About 1261 Angelo Drive
The Angelo Estate, designed by famed master architect, Ed Tuttle. The most spectacular contemporary estate in Los Angeles, truly one of the great estates in all of America. Perched on a 6-acre view promontory with unobstructed views across the entire Los Angeles basin from downtown to the ocean. Enter through a long gated private driveway to this museum quality stunning architectural masterpiece comprised of steel, glass, and limestone with onsite parking for 80-100 cars. The main house is built around a magnificent open courtyard with fountains. Enter an atrium foyer filled with natural light and reminiscent of IM Pei's Louvre installation. There are high ceilings and great walls for art throughout, a beautiful living room, formal dining, library, chef's gourmet kitchen, great room, incredible theatre, game room, bowling alley, wellness center, gym, wine cellar, and much more. Built by McCoy Construction with meticulous detail and perfection, there was no expense spared and no detail overlooked. All exterior walls are made of imported Italian limestone, while the interior walls and ceilings feature either the same limestone or rift-cut vertical grain white oak. The estate also includes state-of-the-art electronics and security with a security room. The house is heated and cooled by geothermal technology and has solar panels and a generator. Spectacular grounds include a green marble tiled infinity pool and spa, a full outdoor kitchen, a lighted tennis court and pavilion, stunning lawns, walkways, and gardens. There is a full 2-story 2-bedroom guest house and a separate guest apartment. The home is on a peninsula, not only ensuring privacy but opening to possibly the best view in all of Los Angeles. 16 bedrooms, 27 bathrooms, 18 fireplaces. This home is a true wonder, there is nothing else like it, and impossible to duplicate. Be sure to look at both interior and exterior photos, along with the dramatic drone shots on the property website. Shown to pre-qualified clients only.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 2012
- Lot Size
- 262,828 Sq. Ft.
Interior
- Total Bedrooms
- 16
- Total Bathrooms
- 27 (27 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Beverly Hills Unified Schools
Warner Avenue Elementary School
Grades K-5 • 1.4 mi
Roscomare Road Elementary School
Grades K-5 • 2.5 mi
West Hollywood Elementary School
Grades K-5 • 2.8 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 16.0 | 5.0 | 99% |
| Baths | 27.0 | 5.0 | 99% |
| Square foot | 50,000 | 3,730 | 99% |
| Lot Size | 262,828 | 17,854 | 99% |
| Price | $135.00M | $5.21M | 99% |
| Price per sq ft | $2.7K | $1.2K | 97% |
| Built year | 2012 | 1960 | 92% |
| HOA | $0 | $0 | 50% |
| Days on market | 514 | 210 | 97% |
Pricing History
Listed for Sale
Jan 8, 2026
$135,000,000
$175,000,000
-23% Price Drop
Initial Listing
Price Change
Sep 30, 2025
$175,000,000
Initial Listing
Price Change
Oct 8, 2024
$195,000,000
Initial Listing
Sold
Sep 17, 1999
$2,800,000
Public Record
















































