22 Arborside, Irvine, California 92603, Irvine, 92603 - 4 bed, 3 bath
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22 Arborside
Irvine, California 92603
ACTIVE
CONDITION: EXCELLENT
4Beds
3Baths
1,850Sq Ft
37,697Lot Size
Property Price
LIST PRICE$2,239,000
EST. MARKET VALUE
$2,273,142
SUMMARY
This Stunning Move-In Ready Home is listed at $2,239,000, reflecting a stable price point aligned with its $2,213,153 Fair Market Value. Featuring a gourmet kitchen, custom built-ins, and a private flagstone patio, the property boasts an Excellent Condition Rating with no deferred maintenance. Situated in the exclusive Turtle Ridge community, it offers access to top-rated schools like University High and Vista Verde. This residence combines financial stability with resort-style luxury, making it the perfect fit for discerning professionals or families seeking a polished, stress-free transition in Irvine.
Estimated Market Value
$2,273,142
Based on Realkey algorithm analyzing recent comparable sales in Irvine.
Comparable Sales Map
Comparables within 1 miles sold in recently
Map unavailable.
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 22 Arborside Subject | $2,239,000* List Price | 4 | 3 | 1,850 | $1,229 | - |
A 33 Bower Tree Sold | $1,923,000 | 3 | 3 | 1,628 | $1,181 | 0.0 mi |
B 42 Gardenpath Sold | $2,800,000 | 3 | 3 | 1,950 | $1,436 | 0.1 mi |
C 130 White Flower Sold | $1,870,000 | 3 | 3 | 1,570 | $1,191 | 0.2 mi |
D 59 Bower Tree Sold | $1,810,000 | 3 | 3 | 1,548 | $1,169 | 0.1 mi |
E 35 Arborside Sold | $2,190,000 | 3 | 3 | 1,850 | $1,184 | 0.1 mi |
F 57 Arborside Sold | $1,952,000 | 3 | 3 | 1,628 | $1,199 | 0.1 mi |
G 82 Bower Tree Sold | $1,715,000 | 3 | 3 | 1,495 | $1,147 | 0.1 mi |
H 68 Pathstone Sold | $2,150,000 | 3 | 3 | 1,701 | $1,264 | 0.1 mi |
I 46 Arborside Active | $1,778,000 List Price | 3 | 3 | 1,548 | $1,149 | 0.1 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Excellent
TeardownExcellent
Property is new construction or fully renovated.
While the structure was built in 2004, the property has undergone significant recent updates including modern wide-plank flooring, custom built-ins, and a gourmet kitchen with high-end stainless steel appliances. As a former model home in a gated community, it is in mint, move-in ready condition with no visible deferred maintenance, qualifying it for the top tier due to the quality of the renovations.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Middle School: Rancho San Joaquin Middle School (9/10). High School: University High School (9/10).
- Prime Location & Elite Schools
Situated in the exclusive gated community of Turtle Ridge, this home offers access to top-tier Irvine Unified schools, including the highly-rated University High and Vista Verde.
- Premium Model Home Upgrades
As a former model home, the residence features high-end custom built-ins, elegant stone-inlay entry, and a gourmet kitchen with professional-grade appliances and a large center island.
CONSRISKS & DEFICIENCIES
- High Price per Square Foot
At a list price of over $2.2M for 1,850 square feet, the property carries a significant price premium that may be a deterrent for value-conscious buyers compared to larger detached options.
- Lack of Scenic Views
Despite its location in the hillside community of Turtle Ridge, the property is noted as having no view, which may be a drawback for luxury buyers expecting city light or coastal vistas.
About 22 Arborside
Welcome to 22 Arborside, a beautifully updated former model home in the exclusive, gated Arborel community of Turtle Ridge. This highly desirable Plan 4 residence offers four bedrooms, two-and-a-half bathrooms, a spacious open-concept floor plan, and a private yard ideal for relaxing and entertaining.Thoughtful upgrades include updated flooring, custom built-ins, elegant doors, and a striking stone-inlay entry. The gourmet kitchen features high-end stainless-steel appliances, generous cabinetry, and a large center island that opens seamlessly to the main living and dining areas. The primary suite provides a peaceful retreat with a generous walk-in closet featuring custom organizers and a luxurious en-suite bathroom. Outside, the flagstone entertaining area and dramatic water features create a private, resort-inspired setting. Residents enjoy access to Turtle Ridge’s private community amenities, including pools, a spa, clubhouse, and beautifully landscaped grounds. Conveniently located near Vista Verde School, San Joaquin Middle School, and University High School, and served by the highly regarded Irvine Unified School District, this exceptional home offers privacy, comfort, and resort-style living in one of Irvine’s most desirable communities. Buyers are encouraged to verify current school boundaries, enrollment eligibility, and assigned schools directly with the Irvine Unified School District.
Property Details
Public Facts
- Property Type
- Condominium
- Year Built
- 2004
- Lot Size
- 37,697 Sq. Ft.
Interior
- Total Bedrooms
- 4
- Total Bathrooms
- 3 (3 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $296.0 / Month
Neighborhood Insights
Irvine Unified Schools
Vista Verde
Grades K-8 • 0.5 mi
9/10
Rancho San Joaquin Middle School
Grades 7-8 • 2.7 mi
9/10
University High School
Grades 9-12 • 1.8 mi
9/10
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 4.0 | 2.7 |
| Baths | 3.0 | 3.0 |
| Square foot | 1,850 | 1,652.392 |
| Lot Size | 37,697 | 42,663.332 |
| Price | $2.24M | $1.21M |
| Price per sq ft | $1.2K | $746 |
| Built year | 2004 | 2010 |
| HOA | $296.0 | $278 |
| Days on market | 49 | 57 |
Pricing History
Listed for Sale
Jul 22, 2026
$2,239,000
Initial Listing
Sold
May 28, 2013
$1,015,000
Public Record