
Los Angeles, California 90049
This Stunning Move-In Ready Home is a Strong Value Opportunity, listed at $3,599,500—positioned well below the $3,762,008 Fair Market Value by 4%. This valuation gap offers $162,508 in Instant Equity for the buyer. Featuring an Excellent Condition Rating with high-end renovations, this Mountaingate residence offers a pool, sweeping city views, and proximity to top-rated schools like Roscomare Road Elementary. It is the perfect fit for discerning professionals or luxury owner-occupants seeking a secure, resort-style lifestyle.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 12699 Promontory Road Subject 4 bd · 5 ba · 4,856 sqft · $775 | $3,599,500* List Price | 4 | 5 | 4,856 | $775 | - |
A 12626 Promontory Road Sold 5 bd · 5 ba · 4,394 sqft · $751 · 0.1 mi | $3,300,000 | 5 | 5 | 4,394 | $751 | 0.1 mi |
B 12612 Promontory Road Sold 4 bd · 5 ba · 4,878 sqft · $820 · 0.1 mi | $3,999,995 | 4 | 5 | 4,878 | $820 | 0.1 mi |
C 12683 Promontory Road Sold 4 bd · 5 ba · 4,883 sqft · $683 · 0.0 mi | $3,333,175 | 4 | 5 | 4,883 | $683 | 0.0 mi |
* Subject property listed price vs sold prices of comps.
Property is new construction or fully renovated.
Although built in 1990, the property has undergone extensive high-end renovations within the last 5 years. The kitchen is fully modernized with white shaker cabinetry, stone countertops, and premium appliances. The primary bath is a contemporary spa-like retreat, and the home features newer hardwood flooring throughout, placing it in mint, move-in condition.
The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 268832, living area = 4856.
Elementary School: Roscomare Road Elementary School (9/10).
Located in the exclusive Mountaingate enclave, the property offers 24/7 security and access to resort-style amenities including golf, tennis, and a clubhouse, ensuring a secure and high-end lifestyle.
The monthly HOA fee of $1,420.66 represents a significant recurring cost that may impact the overall carrying budget for some prospective buyers.
Situated deep within the hills of Brentwood, the property may present longer commute times to major business hubs and is located over four miles from the local high school.
A rare offering in the prestigious gated enclave of Mountaingate, this commanding corner lot residence blends architectural grandeur with refined modern comfort. Nearly 4,900 square feet of beautifully curated living space unfolds with dramatic volume, sophisticated finishes, and an effortless indoor-outdoor flow that defines luxury living in the hills. Newer hardwood flooring carries throughout the home, enhancing the soaring ceilings and sundrenched interiors. The formal living room is a true showpiece framed by towering windows, bathed in natural light, and anchored by an elegant fireplace that sets the tone for both grand entertaining and intimate evenings. It flows seamlessly into the spacious family room, where another impressive fireplace, soaring ceiling, and stepdown wet bar create an exceptional environment for hosting. The expansive primary suite serves as a private sanctuary, complete with its own fireplace, a serene viewing balcony capturing sweeping mountain and city vistas, and a spa inspired bath featuring dual water closets and a bidet. Just steps away, a loft style office/den with custom built-ins provides an elevated workspace, while a second en suite currently serving as an office/library adds versatility for today's lifestyle. The main level hosts a welcoming guest suite, and beyond the laundry room and garage entry, a discreet staircase leads to a secluded en suite ideal for visitors seeking privacy or multigenerational living. The oversized 3car garage is outfitted with built-in cabinetry, offering abundant storage and convenience. Outdoors, a tranquil rear yard with a stylish pool invites relaxation amid nature. Walking trails are moments away, as is the Mountaingate Country Club renowned for its picturesque golf course, tennis courts, dining, and nearby clubhouse with pool and lounge amenities. This exceptional community delivers a serene, resort like lifestyle with the security and elegance discerning buyers expect.
No exterior & parking available.
Grades K-5 • 1.9 mi
Grades K-5 • 3.9 mi
Grades 9-12 • 4.5 mi
No sensitive facilities data found.
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 4.0 | 3.0 |
| Baths | 5.0 | 2.0 |
| Square foot | 4,856 | 1,675.469 |
| Lot Size | - | 6,126.393 |
| Price | $3.60M | $1.34M |
| Price per sq ft | $741 | $800 |
| Built year | 1990 | 1941 |
| HOA | $1420.66 | $262 |
| Days on market | 27 | 56 |
Sep 27, 2026
$3,599,500
Initial Listing
Jul 30, 2015
$2,650,000
Public Record