12770 S Bristol Circle, Los Angeles, California 90049, Los Angeles, 90049 - 7 bed, 11 bath
12770 S Bristol Circle
Los Angeles, California 90049
Property Price
SUMMARY
Analysis of 12770 S Bristol Circle, Los Angeles, California 90049 reveals a property with a current list price of $32,388,888, which is 4% above the estimated $31,020,774 Fair Market Value. Buyers should carefully evaluate the pricing and consider negotiation opportunities. 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 Los Angeles 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.
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 12770 S Bristol Circle Subject | $32,388,888* List Price | 7 | 11 | 11,800 | $2,629 | - |
A 127 S Burlingame Avenue Sold | $23,000,000 | 7 | 7 | 9,000 | $2,556 | 0.3 mi |
B 250 S Rockingham Avenue Active | $41,950,000 List Price | 7 | 12 | 13,500 | $3,107 | 0.4 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is new construction or fully renovated.
This property, built in 2005, has clearly undergone an extensive, high-end renovation within the last 5 years, as evidenced by its feature in Architectural Digest in November 2021. The 'La Cornue kitchen' with its modern, sophisticated design and top-tier appliances, along with the multiple marble-clad bathrooms featuring contemporary fixtures and pristine finishes, all point to a virtually new condition. Throughout the home, light fixtures are modern and stylish, flooring (hardwood, marble) is impeccable, and the overall aesthetic is one of luxurious, current design with no deferred maintenance.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Elementary School: Fairburn Avenue Elementary School (9/10).
- Unrivaled Luxury & Design
This Studio William Hefner-designed estate, featured in Architectural Digest, boasts chateau-inspired architecture with chic modern style, highlighted by hand-selected marble, custom stonework, and lacquered finishes throughout.
- Expansive & Versatile Living Spaces
Offering an impressive 11,800 sqft with 7 bedrooms and 11 bathrooms, the property includes formal dining, a library, office, and a lavish primary suite with dual marble baths, walk-in closets, a sitting room, and a private den.
CONSRISKS & DEFICIENCIES
- Lack of Significant Views
Despite its prime Los Angeles location, the property explicitly states 'view: None,' which can be a notable drawback for a luxury estate where panoramic vistas often command a premium.
- Aggressive Pricing Strategy
The current listing price is 4% above the estimated property value, suggesting a potentially aggressive pricing strategy that may lead to a longer market time or necessitate future price adjustments.
- High Ongoing Maintenance & Operational Costs
An 11,800 sqft estate with extensive manicured grounds, a pool, spa, and a separate 3-story guest house implies substantial ongoing maintenance, utility, and potential staffing costs, which could be a significant consideration for buyers.
About 12770 S Bristol Circle
Welcome to 12770 S Bristol Circle an 11,800-SF, 7-bed, 11-bath Brentwood Park estate blending chateau-inspired architecture with chic modern style. Featured in Architectural Digest(Nov'21), this Studio William Hefner-designed home evokes Belle poque elegance. Inside, discover hand-selected marble, custom stonework, and lacquered finishes across a formal dining room, library, office, La Cornue kitchen, and family room. French doors flood the home with natural light. Upstairs, the primary suite offers dual marble baths, walk-in closets, a sitting room, and a private den. Lush grounds evoke the French countryside with manicured gardens, a pool, spa, bocce court, and winding paths. The gated lot includes an attached 2-car garage as well as a 3-story guest house with a kitchen, theater, speakeasy, wine cellar, and 2 ensuite bedrooms. Located in a premier school district near top shopping and dining, this private retreat is a timelessly chic Brentwood gem.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 2005
- Lot Size
- 26,136 Sq. Ft.
Interior
- Total Bedrooms
- 7
- Total Bathrooms
- 11 (11 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Los Angeles Unified Schools
Brentwood Science School
Grades K-5 • 0.8 mi
Franklin Elementary School
Grades PK-5 • 1.1 mi
Brockton Avenue Elementary School
Grades K-5 • 1.6 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 7.0 | 4.0 | 93% |
| Baths | 11.0 | 4.0 | 98% |
| Square foot | 11,800 | 3,122 | 98% |
| Lot Size | 26,136 | 11,710 | 82% |
| Price | $32.39M | $3.81M | 98% |
| Price per sq ft | $2.7K | $1.4K | 96% |
| Built year | 2005 | 1958 | 84% |
| HOA | $0 | $0 | 50% |
| Days on market | 121 | 182 | 17% |
Pricing History
Listed for Sale
Nov 5, 2025
$32,388,888
Initial Listing
Sold
Nov 2, 2016
$12,375,000
Public Record