25 Pamplona, San Ramon, California 94583, San Ramon, 94583 - 4 bed, 2 bath
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25 Pamplona
San Ramon, California 94583
ACTIVE
CONDITION: FAIR
4Beds
2Baths
1,713Sq Ft
5,170Lot Size
Property Price
LIST PRICE$1,260,000
EST. MARKET VALUE
$1,194,155
5% AboveMARKET VALUE
SUMMARY
This Single Family Residence represents a Strong Value Opportunity, listed at $1,310,000—positioned above the $1,208,845 Fair Market Value. While the property requires modernization, its Condition Rating of 4 provides a clear path for value-add renovations. Located just 0.18 miles from the top-rated Bollinger Canyon Elementary, this home offers an elite educational environment within the San Ramon Valley Unified School District. This is an ideal acquisition for Value-Add Investors or Owner-Occupants looking to personalize a home in a premier, amenity-rich neighborhood.
Estimated Market Value
$1,194,155
Based on Realkey algorithm analyzing recent comparable sales in San Ramon.
Comparable Sales Map
Comparables within 1 miles sold in recently
Map unavailable.
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 25 Pamplona Subject | $1,260,000* List Price | 4 | 2 | 1,713 | $697 | - |
A 15 Pamplona Court Sold | $1,510,000 | 4 | 3 | 1,880 | $803 | 0.0 mi |
B 812 Barnwood Dr Sold | $1,330,000 | 4 | 3 | 1,972 | $674 | 0.7 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Fair
TeardownExcellent
Property is moderate renovation needed.
Built in 1980, this 44-year-old property is dated and falls into the >20y category. Interior photos show significantly worn carpeting and older fixtures. While the kitchen appears to have had a past partial update with darker cabinetry, the overall condition requires cosmetic repairs and modernization of flooring and paint to meet current market expectations.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Elementary School: Bollinger Canyon Elementary School (9/10). Middle School: Pine Valley Middle School (9/10). High School: California High School (9/10).
- Premier Educational Access
The property is exceptionally located just 0.18 miles from the top-rated Bollinger Canyon Elementary and within the highly-regarded San Ramon Valley Unified School District, offering significant value for families.
- Desirable Neighborhood & Amenities
Situated on a serene court in the sought-after Twin Creeks area, residents benefit from premium community amenities including professional-grade tennis courts and swimming pools.
CONSRISKS & DEFICIENCIES
- High Association Fees
The monthly HOA fee of $880 is substantially higher than average for a single-family residence in the area, which may impact a buyer's monthly debt-to-income ratio.
- Compact Lot Size
At 5,170 square feet, the lot is relatively small for a four-bedroom home, providing limited private outdoor space compared to other detached residences in the subdivision.
About 25 Pamplona
HOA amenities include pools, tennis courts. Located on a serene court in one of San Ramons most desirable neighborhoods. Just around the corner from the top-rated Bollinger Canyon Elementary School. Ideally situated for easy access to Memorial Park, Bishop Ranch, City Center Shops and 680.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1980
- Lot Size
- 5,170 Sq. Ft.
Interior
- Total Bedrooms
- 4
- Total Bathrooms
- 2 (2 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $880.0 / Month
Neighborhood Insights
San Ramon Unified Schools
Bollinger Canyon Elementary School
Grades PK-5 • 0.2 mi
9/10
Twin Creeks Elementary School
Grades K-5 • 0.9 mi
7/10
Neil A. Armstrong Elementary School
Grades K-5 • 2.0 mi
8/10
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 4.0 | 4.0 |
| Baths | 2.0 | 3.0 |
| Square foot | 1,713 | 2,317.96 |
| Lot Size | 5,170 | 7,017.505 |
| Price | $1.26M | $1.79M |
| Price per sq ft | $736 | $749 |
| Built year | 1980 | 1989 |
| HOA | $880.0 | $112 |
| Days on market | 46 | 39 |
Pricing History
Listed for Sale
Aug 29, 2026
$1,260,000
$1,310,000
-4% Price Drop
Initial Listing
Price Change
Jul 25, 2026
$1,310,000
Initial Listing
Sold
Mar 12, 2002
$119,000
Public Record
Sold
Aug 17, 2000
$178,500
Public Record