389 Upper Mesa Road, Santa Monica, California 90402, Santa Monica, 90402 - 3 bed, 3 bath
Loading property details...
Santa Monica, California 90402
This Prime Development Opportunity is listed at $3,499,000, positioned accurately at its $3,499,000 Fair Market Value. The existing 1923 residence carries a Poor Condition Rating, signaling a clear value-add play through a total rebuild or major renovation. The site’s primary assets are its Unrivaled Panoramic Views and the significant advantage of LA Building and Safety jurisdiction, which offers a more streamlined permitting process than Santa Monica. With architectural plans for a fire-resilient luxury estate included, this is a high-potential acquisition for Developers or Visionary Owner-Users seeking a legacy canyon promontory.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 389 Upper Mesa Road Subject | $3,499,000* List Price | 3 | 3 | 2,094 | $1,505 | - |
A 728 11th Street Sold | $3,000,000 | 5 | 4 | 2,514 | $1,193 | 1.0 mi |
B 243 Euclid Street Pending | $3,800,000 List Price | 3 | 2 | 1,843 | $2,062 | 0.8 mi |
* Subject property listed price vs sold prices of comps.
Property is extensive renovation needed.
Built in 1923, this property is over 100 years old. While the listing mentions an 'immediate move-in remodel' option, the extensive detail provided for a 'visionary new build' with 'cutting-edge' features and a 'luxurious Italian Boffi kitchen' strongly suggests the existing structure, including its kitchen and bathrooms, is severely outdated and requires substantial rehabilitation. The absence of interior photos further supports the assumption that the current interior condition, particularly the key areas like kitchen and bathrooms, is not a selling point and likely requires full replacement. The exterior images show an aged home with visible wear, consistent with a property needing major updates.
The property boasts breathtaking 270-degree panoramic views encompassing the Pacific Ocean, Downtown Los Angeles, and the Santa Monica Canyon, offering an exceptional visual experience.
Perched on a private promontory within the coveted upper Santa Monica Canyon hillside, this location offers unparalleled exclusivity and a tranquil lifestyle in a highly sought-after enclave.
The site offers a rare opportunity for a visionary new build, with in-progress plans and architectural renderings by the acclaimed Empire Group Design Build included in the sale, maximizing the property's value.
Built in 1923, the existing 3-bedroom, 3-bathroom home, while offering a remodel option, is significantly older and may require substantial updates or replacement to meet modern luxury standards.
Beyond the purchase price, significant capital investment will be necessary for either a comprehensive remodel of the existing home or the extensive construction of the proposed new build.
Undertaking a 'visionary new build,' even with pre-designed plans, is a complex, time-consuming, and potentially stressful endeavor requiring considerable project management and oversight.
Perched atop the coveted upper Santa Monica Canyon hillside, this extraordinary home offers an unrivaled opportunity to own a truly one-of-a-kind ocean-view property. Set on a private promontory, the site commands breathtaking 270-degree panoramic views encompassing the Pacific Ocean, Downtown Los Angeles, and the verdant expanse of Santa Monica Canyon.The existing residencea charming 3-bedroom, 3-bathroom homepresents the option for a stylish and immediate move-in remodel. Alternatively, realize the full potential of this rare site with a visionary new build, fully designed by the acclaimed Empire Group Design Build. In-progress plans and architectural renderings are available and included with the sale. Huge plus, the property falls under LA Building and Safety and not Santa Monica.The new design concept is a cutting-edge, fire-resilient estate thoughtfully crafted with cutting-edge fireproof SCIP concrete walls, triple-glazed fiberglass doors, and windows, a standing seam metal roof, fireproof insulation, and an advanced wildfire suppression system with a defensible landscape design. A signature Lautner-style zero-edge pool serves as both a design focal point and an auxiliary water source. The proposed residence will feature 4 bedrooms, 5 bathrooms, a state-of-the-art home theater, wine cellar, dual walk-in closets, a primary suite with incredible balconies and ocean views from 3 levels, elevator, parking for 4 vehicles, including a car carousel, a luxurious Italian Boffi kitchen, and a full wellness center/gym.Located minutes from State Beach, World-renowned Riviera Golf Club, Canyon Elementary, Rustic Canyon Park, and Canyon Square, this rare offering promises a tranquil and intentional lifestyle in one of Santa Monica's most sought-after enclaves. Whether as a stunning remodel or a legacy new construction, this property is a singular opportunity to create something truly exceptional.
No exterior & parking available.
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 3.0 | 4.0 | 41% |
| Baths | 3.0 | 4.0 | 45% |
| Square foot | 2,094 | 2,743 | 32% |
| Lot Size | 8,064 | 8,452 | 45% |
| Price | $3.50M | $5.08M | 18% |
| Price per sq ft | $1.7K | $2.0K | 36% |
| Built year | 1923 | 1948 | 7% |
| HOA | $0 | $0 | 50% |
| Days on market | 247 | 189 | 77% |
Mar 16, 2026
$3,499,000
$3,788,000
-8% Price Drop
Initial Listing
Aug 18, 2025
$3,788,000
Initial Listing
Dec 7, 2023
$3,150,000
Public Record
Dec 23, 2002
$853,000
Public Record