22 Arborside, Irvine, California 92603, Irvine, 92603 - 3 bed, 3 bath
22 Arborside
Irvine, California 92603
Property Price
SUMMARY
Analysis of 22 Arborside, Irvine, California 92603 is currently available with a list price of $2,295,000. 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 Irvine 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.
Condition Analysis
OVERALL CONDITION SCORE
Property is move-in ready.
This former model home is move-in ready and features high-end Viking appliances, premium architectural details like beamed and coffered ceilings, and well-maintained flagstone and turf landscaping. Although built in 2004 (22 years ago), the quality of the original upgrades and the functional, natural-light-filled layout align with the 'Good' condition criteria, showing minimal wear and tear and high-quality components that remain functional and stylish.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Middle School: Rancho San Joaquin Middle School (9/10). High School: University High School (9/10).
- Former Model Home Upgrades
As a former model residence, the property boasts premium architectural details including beamed and coffered ceilings, a flagstone entry, and a chef’s kitchen equipped with high-end Viking appliances.
- Elite Location and Schools
Situated in the prestigious Turtle Ridge community, the home offers proximity to top-rated Irvine Unified schools, including University High, and is minutes away from Fashion Island and Newport Coast beaches.
CONSRISKS & DEFICIENCIES
- High Price Per Square Foot
At a list price of $2.2M for 1,850 square feet, the property carries a premium price-per-square-foot that may be a hurdle for value-conscious buyers within the condominium segment.
- Lack of Scenic Views
Despite its location in the hillside community of Turtle Ridge, the property listing indicates no specific views, which may be a disadvantage compared to neighboring homes offering ocean or city light vistas.
About 22 Arborside
Originally showcased as a model residence within Irvine’s coveted Turtle Ridge – Arborel, 22 Arborside offers the highly desirable Plan 4 layout with approximately 3 bedrooms plus a library/office (optional 4th) and a bright, functional floorplan designed for California living. A welcoming flagstone entry leads to spacious living areas filled with natural light, highlighted by a beautiful beamed/coffered ceiling and an easy indoor-outdoor flow. The chef’s kitchen features a generous center island and Viking appliances including range, hood, and dishwasher, ideal for everyday use and entertaining. Step outside to a private, low-maintenance outdoor retreat with flagstone hardscape, turf, and a tranquil water feature—perfect for relaxing or hosting guests. The primary suite includes a walk-in closet and a well-appointed bath. Enjoy direct access to a 2-car garage and resort-style community amenities including pools, spa, clubhouse, and scenic trails. Prime location near award-winning Irvine schools, Fashion Island, South Coast Plaza, John Wayne Airport, Pelican Hills Resort, and OC beaches.
Property Details
Public Facts
- Property Type
- Condominium
- Year Built
- 2004
- Lot Size
- 37,697 Sq. Ft.
Interior
- Total Bedrooms
- 3
- Total Bathrooms
- 3 (3 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $297.0 / Month
Neighborhood Insights
Irvine Unified Schools
Vista Verde
Grades K-8 • 0.5 mi
Rancho San Joaquin Middle School
Grades 7-8 • 2.7 mi
University High School
Grades 9-12 • 1.8 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 3.0 | 3.0 | 50% |
| Baths | 3.0 | 3.0 | 50% |
| Square foot | 1,850 | 1,643 | 70% |
| Lot Size | 37,697 | 36,693 | 57% |
| Price | $2.29M | $1.37M | 87% |
| Price per sq ft | $1.2K | $885 | 91% |
| Built year | 2004 | 2003 | 70% |
| HOA | $297.0 | $317 | 48% |
| Days on market | 42 | 162 | 4% |
Pricing History
Listed for Sale
Feb 28, 2026
$2,295,000
$2,200,000
+4% Price Increase
Initial Listing
Price Change
Feb 22, 2026
$2,200,000
$2,360,000
-7% Price Drop
Initial Listing
Price Change
Jan 24, 2026
$2,360,000
Initial Listing
Sold
May 28, 2013
$1,015,000
Public Record