18 Rue Grand Vallee, Newport Beach, California 92660, Newport Beach, 92660 - 4 bed, 4 bath

18 Rue Grand Vallee
Newport Beach, California 92660
Property Price
SUMMARY
Analysis of 18 Rue Grand Vallee, Newport Beach, California 92660 reveals a Fairly Priced Property with a current list price of $4,445,000 aligned with the estimated $4,445,000 Fair Market Value. This represents a stable investment opportunity at market rate. The property maintains a Good Condition Rating (78/100), reflecting solid structural condition with well-maintained systems. The property presents an attractive opportunity for buyers seeking a move-in ready home. Located in a high-demand neighborhood within the Newport Beach 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 |
|---|---|---|---|---|---|---|
★ 18 Rue Grand Vallee Subject | $4,445,000* List Price | 4 | 4 | 3,264 | $1,362 | - |
A 1935 Port Bishop Sold | $4,500,000 | 4 | 4 | 3,382 | $1,331 | 0.4 mi |
B 1924 Port Bristol Circle Sold | $4,300,000 | 4 | 4 | 3,198 | $1,345 | 0.8 mi |
C 50 Whitehall Lane Sold | $3,988,888 | 4 | 4 | 2,907 | $1,372 | 0.9 mi |
D 3 Rue Valbonne Sold | $4,830,000 | 4 | 5 | 3,172 | $1,523 | 0.7 mi |
E 1845 Port Westbourne Sold | $4,400,000 | 5 | 3 | 2,813 | $1,564 | 0.7 mi |
F 4 Summer House Lane Active | $4,500,000 List Price | 4 | 3 | 3,316 | $1,357 | 0.5 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is move-in ready.
The property is move-in ready and features an expanded open-concept layout that has been significantly modernized since its 1971 construction. The kitchen is high-end with professional-grade appliances, including a Sub-Zero refrigerator and dual ovens, and the home features updated recessed lighting and ensuite bathrooms. While well-maintained and sophisticated, the use of granite countertops and the overall style suggest the major renovations likely occurred within the 5 to 15-year window rather than a brand-new or total renovation within the last 5 years.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Elementary School: Eastbluff Elementary School (9/10). High School: Corona Del Mar High School (9/10).
- Prime Golf Course Frontage
The property boasts an exceptional location overlooking the 18th fairway of Big Canyon, providing rare, unobstructed panoramic views and a serene, high-status backdrop.
- Gourmet Chef’s Kitchen
Designed for high-end entertaining, the kitchen features professional-grade appliances including a Sub-Zero refrigerator, dual ovens, two dishwashers, and premium granite countertops.
CONSRISKS & DEFICIENCIES
- Vintage Construction
Built in 1971, the property may possess older infrastructure or systems that require more frequent maintenance compared to newer luxury developments in the area.
- Limited Outdoor Space
With a lot size of 4,692 square feet for a large 3,264 square foot home, the outdoor area is primarily restricted to the patio, lacking a traditional yard or lawn space.
About 18 Rue Grand Vallee
Overlooking the 18th fairway, this home offers unobstructed golf course views and a rare blend of privacy, sophistication, and effortless coastal living in the exclusive guard-gated community of Big Canyon. The expanded floor plan reveals a bright, open-concept layout designed for modern living. The living and dining areas are united by a dual-sided fireplace and walls of glass that open to a spacious back patio finished with patterned brick and a charming gazebo - ideal for outdoor dining. The kitchen is equipped for entertaining with granite countertops, professional-grade appliances including dual ovens, two dishwashers, a six-burner cooktop, Sub-Zero refrigerator, and a walk-in pantry. Designed for comfort, this home features four bedrooms, three with ensuite bathrooms. The main-level suite offers direct patio access and an adjacent private bedroom/office, while dual upstairs suites include one with a private balcony overlooking the fairway, perfect for morning coffee or a quiet sunset retreat. Additional highlights include abundant natural light, recessed lighting, custom closets, and thoughtful storage throughout. Every detail reflects a balance of elegance and livability, making this home an ideal primary residence or luxurious retreat in Newport Beach. Enjoy the coveted Big Canyon lifestyle with 24-hour guard-gated security, scenic golf course surroundings, and an unbeatable location moments from Fashion Island, world-class restaurants, coastal trails, and the area’s finest beaches. This is the refined, relaxed, and effortless lifestyle you’ve been looking for.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1971
- Lot Size
- 4,692 Sq. Ft.
Interior
- Total Bedrooms
- 4
- Total Bathrooms
- 4 (4 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $228.0 / Month
Neighborhood Insights
Newport Beach Unified Schools
Roy O. Andersen Elementary School
Grades K-6 • 0.6 mi
Abraham Lincoln Elementary School
Grades K-6 • 0.7 mi
Eastbluff Elementary School
Grades K-6 • 1.8 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 4.0 | 4.0 | 50% |
| Baths | 4.0 | 3.0 | 56% |
| Square foot | 3,264 | 2,643 | 65% |
| Lot Size | 4,692 | 7,475 | 21% |
| Price | $4.45M | $3.85M | 60% |
| Price per sq ft | $1.4K | $1.4K | 48% |
| Built year | 1971 | 1970 | 50% |
| HOA | $228.0 | $375 | 46% |
| Days on market | 131 | 158 | 34% |
Pricing History
Listed for Sale
Jan 6, 2026
$4,445,000
$4,495,000
-1% Price Drop
Initial Listing
Price Change
Oct 27, 2025
$4,495,000
Initial Listing





















