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13170 Mulholland Drive, Beverly Hills, California 90210, Beverly Hills, 90210 - 5 bed, 7 bath

13170 Mulholland Drive, Beverly Hills, California 90210 home-pic-0
ACTIVE$4,190,000
13170 Mulholland Drive, Beverly Hills, California 90210
5Beds
7Baths
6,187Sqft
33,471Lot
Year Built
Close
-
List price
$4.19M
Original List price
$4.19M
Price/Sqft
$677
HOA
-
Days on market
-
Sold On
-
MLS number
25600905
Home ConditionPoor
Features
Excellent View: City Lights, Canyon, Hills, Mountain(s), Ocean, Panoramic, Valley
Deck
Pool
Spa
Patio
ViewCity Lights,Canyon,Hills,Mountain(s),Ocean,Panoramic,Valley

About this home

We found 3 Cons,7 Pros. Rank: price - $4.19M(39th), sqft - 6187(73th), beds - 5(50th), baths - 7(66th).

!!BUILD NOW!! ARCHITECTURAL PLANS INCLUDED (Ready to Issue Permits) Zoltan Pali-designed iconic estate in BEVERLY HILLS. Set atop 0.77 acres on a private street shared with only 3 other homes, this property offers ultimate privacy, security, and breathtaking panoramic views, just minutes from world-class shopping, dining, and entertainment. Nestled among mature trees and lush foliage, the current 3-bedroom, 2-bath mid-century atomic ranch modern residence provides a cozy retreat while offering approved plans for a Zoltan Pali-designed architectural masterpiece. With LA DBS and Mulholland DRB-approved RTI plans, this future 5-bedroom, 7-bath, 6,187 square foot sanctuary will be an architectural triumph, blending cutting-edge modern design, environmentally conscious systems, fire-resistant materials, and a seamless connection with nature. The grandfathered pre-Wildlife Ordinance status allows for a sprawling 8,200 square feet of livable space, a rare find in this coveted location. The Buyer will have the exclusive opportunity to collaborate with SPF:architects to further customize the final design to suit their personal vision. This one-of-a-kind home features 270-degree panoramic views spanning the city skyline, the rolling hills below, the Pacific Ocean, and the Valley. The meticulously designed layout provides luxurious comfort and thoughtful functionality on a single level of indoor-outdoor living space. Sun-drenched interiors provide all day light and expansive views through 11-foot floor-to-ceiling windows. The south-facing backyard is an entertainer's dream with a sculptural infinity pool and spa, a sunken fire pit, and a gourmet outdoor kitchen and courtyard dining area. A full gym and wellness center, complete with sauna, steam room, cold plunge, and massage area, will satisfy even the most avid fitness enthusiast. A massive 6-car, climate-controlled, glass-walled garage to showcase the ultimate collection. For the discerning buyer seeking privacy, security, world-class design, and panoramic views, this is an extraordinary opportunity to create an iconic estate in one of LA's most exclusive enclaves. Enjoy the home as is, remodel to suit your style, or take advantage of RTI plans to build a one-of-a-kind, architectural masterpiece from renowned and award-winning architect Zoltan Pali. Comprehensive reports including geology, soils, survey, engineering, and environmental studies, along with fully approved plans, available to qualified parties.

Nearby schools

9/10
Wonderland Avenue Elementary School
Public,•K-5•2.4mi
9/10
Roscomare Road Elementary School
Public,•K-5•2.6mi
9/10
West Hollywood Elementary School
Public,•K-5•3.2mi
9/10
Warner Avenue Elementary School
Public,•K-5•4.0mi
6/10
Walter Reed Middle School
Public,•6-8•2.6mi
2/10
Van Nuys Middle School
Public,•6-8•3.4mi
8/10
Hawthorne Elementary School
Public,•K-8•3.5mi
8/10
El Rodeo Elementary School
Public,•K-8•4.1mi
3/10
Hubert Howe Bancroft Middle School
Public,•6-8•5.5mi
8/10
North Hollywood Senior High School
Public,•9-12•3.3mi
6/10
Ulysses S. Grant Senior High School
Public,•9-12•3.5mi
7/10
Fairfax Senior High School
Public,•9-12•4.5mi
9/10
Beverly Hills High School
Public,•9-12•4.5mi
6/10
Van Nuys Senior High School
Public,•9-12•4.8mi
6/10
University Senior High School
Public,•9-12•6.1mi
6/10
University Senior High School Charter
Public,•9-12•6.1mi

Price History

Date
Event
Price
10/04/25
Listing
$4,190,000
03/21/22
Sold
$2,798,000
03/31/17
Sold
$2,000,000
Condition Rating
Poor
The listing explicitly states the property features a 'current 3-bedroom, 2-bath mid-century atomic ranch modern residence' which is described as 'dated' and 'necessitating demolition or extensive renovation.' While it suggests one can 'enjoy the home as is,' the primary value is clearly in the land and the RTI-approved plans for a new architectural masterpiece. All provided images are renderings of the proposed new construction, offering no insight into the actual condition of the existing 'mid-century' structure. Based on the description of a dated mid-century home requiring substantial work or demolition, the current property's condition falls into the 'Poor' category, indicating it requires significant repairs and rehabilitation to meet modern standards, even if technically livable.
Pros & Cons

Pros

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 = 33471, living area = 6187.
Great Schools: Elementary School: Warner Avenue Elementary School (9/10). High School: Beverly Hills High School (9/10).
Prime Beverly Hills Location & Privacy: Situated on a private street in Beverly Hills, offering ultimate privacy, security, and minutes from world-class shopping, dining, and entertainment.
RTI-Approved Architectural Plans: Includes ready-to-issue permits for a Zoltan Pali-designed 6,187 sqft architectural masterpiece, significantly de-risking the development process.
Exceptional Panoramic Views: Boasts 270-degree panoramic views encompassing the city skyline, rolling hills, Pacific Ocean, and the Valley.
Rare Development Potential: Grandfathered pre-Wildlife Ordinance status allows for a sprawling 8,200 sqft of livable space, a unique and valuable advantage in this exclusive area.
Future Luxury Amenities & Customization: Approved plans feature high-end amenities such as an infinity pool, wellness center, and a 6-car climate-controlled garage, with customization opportunities.

Cons

Substantial Additional Investment Required: The listed price covers the land and approved plans, but requires significant additional capital for the construction of the proposed architectural masterpiece.
Extensive Construction Project: Buyers must undertake a large-scale construction project to realize the full potential, involving considerable time, management, and potential disruption.
Dated Existing Structure: The current residence is a 'mid-century atomic ranch,' which is likely dated and not aligned with the luxury vision of the approved plans, necessitating demolition or extensive renovation.

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