22 Arborside, Irvine, California 92603, Irvine, 92603 - 4 bed, 3 bath
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Irvine, California 92603
This Turnkey Detached Residence is a Strong Value Opportunity, listed at $2,280,000—positioned slightly above the $2,262,173 Fair Market Value. Despite the premium, this property offers rare, fully detached living in the exclusive Turtle Ridge community. Featuring a Gourmet Kitchen, Private Flagstone Patio, and an Excellent Condition Rating, the home provides a sophisticated lifestyle. Zoned for Top-Rated Schools like University High, it serves as a stable, high-demand asset. This is an ideal acquisition for growing families or discerning owner-occupants seeking a move-in ready sanctuary.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 22 Arborside Subject | $2,280,000* List Price | 4 | 3 | 1,850 | $1,223 | - |
A 68 Pathstone Sold | $2,150,000 | 3 | 3 | 1,701 | $1,264 | 0.1 mi |
B 50 Pathstone Sold | $1,750,000 | 3 | 3 | 1,628 | $1,075 | 0.1 mi |
C 57 Arborside Sold | $1,952,000 | 3 | 3 | 1,628 | $1,199 | 0.1 mi |
D 27 Gardenpath Sold | $2,300,000 | 3 | 3 | 1,859 | $1,237 | 0.1 mi |
E 117 White Flower Sold | $1,600,000 | 3 | 3 | 1,333 | $1,200 | 0.2 mi |
F 10 Bower Tree Sold | $2,148,470 | 3 | 2 | 1,725 | $1,245 | 0.1 mi |
G 33 Bower Tree Pending | $1,850,000 List Price | 3 | 3 | 1,628 | $1,136 | 0.0 mi |
* Subject property listed price vs sold prices of comps.
Property is move-in ready.
Built in 2004 (22 years old), the property is exceptionally well-maintained and move-in ready. While the age technically falls into the 'Fair' bracket, the interior shows updated flooring, a pristine gourmet kitchen with white cabinetry, and modern finishes that align with 'Good' condition criteria.
Middle School: Rancho San Joaquin Middle School (9/10). High School: University High School (9/10).
Positioned as the lowest-priced fully detached 4-bedroom home in the prestigious Turtle Ridge and Turtle Rock areas, this property offers a rare and highly competitive entry point into a luxury neighborhood.
The home is zoned for top-tier, award-winning schools including University High School and Vista Verde K-8, which serves as a major driver for long-term property appreciation and family demand.
Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 4, other record bedroom count = 3.
With 1,850 square feet configured into a 4-bedroom layout, the interior proportions and room sizes may feel compact compared to traditional detached single-family residences in this price bracket.
Despite its location in the elevated Turtle Ridge community, the property lacks the panoramic hills or city light views that many buyers specifically seek out when purchasing in this luxury enclave.
Beautifully detached 4-bedroom, 2.5-bathroom home offering exceptional privacy, abundant natural light, and a highly functional layout. Located in the exclusive gated community of Arborel in Turtle Ridge, this residence was originally one of the community’s premier model homes. Enjoy approximately 1,850 sq. ft. of pristine living space with no shared walls, modern 2004 construction, and excellent natural ventilation.Sophisticated living meets effortless comfort. From the welcoming entryway, you are greeted by expansive, light-filled living spaces adorned with stunning beamed ceilings. The seamless indoor-outdoor flow guides you through the home, anchoring at a gourmet kitchen equipped with a generous center island. The luxury extends outdoors to a private, low-maintenance oasis featuring flagstone hardscape, lush turf, and a soothing water feature designed for tranquil relaxation or upscale hosting. Retreat to the primary suite, complete with a large walk-in closet. Features direct access to a 2-car garage with dedicated laundry space.Representing incredible value, this property stands as the lowest-priced fully detached 4-bedroom home in the entire premium Turtle Ridge and Turtle Rock area. Key financial advantages include an ultra-low property tax rate % and a low HOA . Residents enjoy resort-style amenities, including a pool, spa, clubhouse, cabanas, BBQ areas, and beautifully manicured green spaces. The home is zoned for award-winning Irvine schools, including University High School and Vista Verde K-8 (year-round), with premier private schools like TVT and Sage Hill just moments away. Delight in convenient access to Fashion Island, Crystal Cove, scenic hiking trails, golf courses, and world-class beaches. A rare opportunity in one of Irvine's most sought-after neighborhoods!
No exterior & parking available.
Grades K-8 • 0.5 mi
Grades 7-8 • 2.7 mi
Grades 9-12 • 1.8 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 4.0 | 3.0 | 96% |
| Baths | 3.0 | 3.0 | 50% |
| Square foot | 1,850 | 1,740.5 | 57% |
| Lot Size | - | 1,500 | 50% |
| Price | $2.28M | $1.70M | 82% |
| Price per sq ft | $1.2K | $838 | 86% |
| Built year | 2004 | 2003 | 61% |
| HOA | $296.0 | $306 | 50% |
| Days on market | 11 | 114 | 7% |
May 26, 2026
$2,280,000
Initial Listing
May 28, 2013
$1,015,000
Public Record