5660 Alpine Road, Portola Valley, California 94028, Portola Valley, 94028 - 6 bed, 11 bath
5660 Alpine Road
Portola Valley, California 94028
Property Price
SUMMARY
Analysis of 5660 Alpine Road, Portola Valley, California 94028 is currently available with a list price of $15,500,000. 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 Portola Valley 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 magnificent estate, built in 2006, falls within the 'Good' category as it is 18 years old and impeccably maintained. The kitchen features commercial-quality, high-end appliances and custom cabinetry, all in excellent condition. Bathrooms are luxurious with quality stone finishes, glass enclosures, and jetted tubs, showing minimal wear. While the style reflects its 2006 construction, all components are functional, well-maintained, and require no immediate renovations, offering a move-in ready, high-quality living experience.
PROSSTRENGTHS & OPPORTUNITIES
- High Available Lot Utilization
The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 1817236, living area = 14500.
- Expansive Acreage & Vineyard Potential
The property boasts approximately 41 acres, offering unparalleled privacy, natural beauty, and the inherent value of a vineyard estate, with potential for viticulture.
- Panoramic San Francisco Bay Views
Features spectacular 'top-of-the-world' views of the San Francisco Bay, a highly coveted and value-adding amenity in the Portola Valley area.
CONSRISKS & DEFICIENCIES
- Substantial Price Reduction
A significant 30% price reduction from the original list price ($22M to $15.5M) may indicate challenges in market valuation or buyer interest at the initial price point.
- High Ongoing Costs
An estate of this magnitude (14,500 sqft on 41 acres) with extensive luxury features will incur substantial property taxes, maintenance, and operational expenses, limiting the potential buyer pool.
- Niche Market Appeal
The property's grand scale, specific luxury amenities, and high price point cater to a very limited and exclusive buyer demographic, potentially leading to a longer marketing and sales cycle.
About 5660 Alpine Road
Completed in 2006, this magnificent vineyard estate is the perfect place to escape from the fast daily pace of Silicon Valley. The approximately 41 acres are as peaceful as they are beautiful, with spectacular top-of-the-world San Francisco Bay views. Arriving on the front terrace is as if stepping into the Italian countryside. The scale of the home is destined for grand entertaining spilling out to exceptional front and rear terraces. The kitchen is a culinary retreat with commercial-quality appliances, and the wine cellar awaits a sizable collection. Multiple rooms for everyday living, a theatre, plus a well-being center with spa, steam, and sauna add luxurious touches. Both 5660 Alpine Road and APN 080-040-120 are being offered for sale together.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 2006
- Lot Size
- 1,817,236.125 Sq. Ft.
Interior
- Total Bedrooms
- 6
- Total Bathrooms
- 11 (11 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 6.0 | 4.0 | 88% |
| Baths | 11.0 | 3.5 | 96% |
| Square foot | 14,500 | 3,200 | 96% |
| Lot Size | 1,817,236.125 | 45,061.5 | 96% |
| Price | $15.50M | $4.34M | 96% |
| Price per sq ft | $1.1K | $1.3K | 23% |
| Built year | 2006 | 1970 | 85% |
| HOA | $0 | $0 | 50% |
| Days on market | 2028 | 182 | 0% |
Pricing History
Listed for Sale
Sep 4, 2025
$15,500,000
Initial Listing
Price Change
Aug 17, 2020
$22,000,000
Initial Listing