
Los Angeles, California 90046
Analysis of 2000 Wattles Drive, Los Angeles, California 90046 is currently available with a list price of $4,995,000. The property maintains a Fair Condition Rating (50/100), suggesting the property is in acceptable condition with potential for value enhancement through selective updates and improvements. 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.
Property is moderate renovation needed.
Built in 1996, the property is approximately 28 years old and appears to have most of its original finishes. The listing description and property analysis explicitly highlight a 'customization opportunity' and the need for 'modernization,' indicating that the kitchen, bathrooms, and systems are dated. While the structure is grand and functional, it lacks the recent renovations required for a higher score and shows signs of being stylistically outdated for the current luxury market.
Elementary School: West Hollywood Elementary School (9/10). High School: Beverly Hills High School (9/10).
Spanning over 10,000 square feet on a rare 18,500+ square foot double-parcel lot, this property offers an immense footprint and a competitive price-per-square-foot for the prestigious Hollywood Hills West area.
Perched on a commanding promontory within a gated enclave, the residence features unobstructed, sweeping views of the Los Angeles city skyline visible through expansive walls of glass from nearly every room.
Lot size discrepancy between mls listing and other public or private record. mls listing lot size in square feet =13574, other record lot size in square feet = 5325.
Built in 1996 and marketed as a 'customization opportunity,' the home likely requires a significant capital investment to update its finishes and systems to meet the expectations of today's ultra-luxury buyers.
The property's expansive terraces and promontory positioning on a large hillside lot may involve higher-than-average long-term maintenance costs regarding drainage, landscaping, and structural upkeep.
Perched atop a commanding promontory within a private gated enclave in the Hollywood Hills, 2000 Wattles Dr occupies a rare 18,500+ square foot parcel, offering unobstructed, cinematic views that stretch across the city skyline. The residence spans over 10,000 square feet with eight bedrooms, seven baths, and expansive terraces that frame the surrounding landscape. Walls of glass and an open architectural plan create a seamless transition between indoor and outdoor spaces, flooding the interiors with natural light while capturing sweeping views from nearly every room. The main living level unfolds as a series of elegant yet relaxed gathering spaces. An expansive family room flows into an open-concept kitchen and breakfast area, while a sunlit living room provides a dramatic vantage point over the city below. The middle level offers guest accommodations with a private entrance, three generously sized bedrooms, and a versatile open hall suited for formal dining, wellness, or fitness. On the lower level, a substantial office suite creates a refined workspace, complemented by an oversized en-suite bedroom and an additional private guest suite with its own entrance, perfect for extended stays or staff quarters. Rarely does an opportunity arise to acquire a residence of this scale with over 10,000 square feet of living space offering significant potential for customization, allowing you to refine and shape the home into a personalized hillside compound. The offering includes two parcels sold together: APN 5571-027-008 (13,570 sq ft) and APN 5571-029-022 (5,324 sq ft), totaling more than 18,500 square feet of land.
No exterior & parking available.
Grades K-6 • 0.6 mi
Grades K-6 • 1.3 mi
Grades K-5 • 1.4 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 8.0 | 3.0 | 99% |
| Baths | 7.0 | 3.0 | 98% |
| Square foot | 10,070 | 2,341 | 99% |
| Lot Size | 13,574 | 7,612 | 78% |
| Price | $5.00M | $2.33M | 96% |
| Price per sq ft | $496 | $957 | 2% |
| Built year | 1996 | 1957 | 84% |
| HOA | $0 | $0 | 50% |
| Days on market | 47 | 182 | 3% |
Mar 6, 2026
$4,995,000
Initial Listing
Apr 11, 2000
$1,400,000
Public Record