652 Robin Glen, Glendale, California 91202, Glendale, 91202 - 7 bed, 7 bath
ACTIVE UNDER CONTRACT$6,000,000
652 Robin Glen, Glendale, California 91202
7Beds
7Baths
4,219Sqft
97,455Lot
Price Vs. Estimate
Estimation data not available
Key pros and cons
Top Pros:
Shovel-Ready Development Opportunity: The property offers a 'near shovel-ready opportunity' with 'fully approved design review plans' and 'RTI (Ready-to-Issue) permits expected shortly,' significantly expediting the development of a luxury estate.
Top Cons:
High Capital Requirement: The $6,000,000 list price is for the land and approved plans, requiring substantial additional investment for the actual construction of the 9,338 sq. ft. luxury estate, which will be a multi-million dollar project.
Compared to the nearby listings
Price:$6.00M vs avg $1.67M (+$4,330,000)97%
Size:4,219 sqft vs avg 1,938 sqft95%
Price/sqft:$1.4K vs avg $90495%
More Insights
Built in 1977 (48 years old).
Condition: The existing home, built in 1977, is functional and tenant-occupied, but shows significant signs of age and outdated features. The kitchen, with its wood cabinets, older black appliances, and granite countertops, appears to have been updated 15-25 years ago, not recently. While some areas have newer flooring, the overall style, including vaulted wood beam ceilings and older light fixtures, is dated. Exterior elements like the cracked driveway and neglected tennis court indicate deferred maintenance. The property is primarily marketed as a development opportunity, implying the current structure is intended for interim use or eventual demolition, rather than being a move-in ready, updated home.
Year Built
1977
Close
-
List price
$6M
Original List price
$6M
Price/Sqft
$1,422
HOA
-
Days on market
-
Sold On
-
MLS number
GD25243817
Home ConditionFair
Features
Excellent View: City Lights
Pool
Patio
ViewCity Lights
About this home
Extraordinary development opportunity in one of Glendale’s most desirable hillside neighborhoods. Situated on approximate combined 2.24-acre lot, this property includes an existing 4,219 sq. ft. two-story home (currently tenant-occupied), offering income potential or interim use while plans are finalized. The sale includes fully approved design review plans for a Neoclassical-inspired estate totaling approximately 9,338 sq. ft., featuring 7 bedrooms, 6.5 baths, and over 1,300 sq. ft. of covered outdoor living space. The new design also incorporates a five-car garage, pool, spa, and sunken lounge area, all thoughtfully oriented to take advantage of the property’s panoramic views. All major design milestones have been completed—RTI (Ready-to-Issue) permits expected shortly—making this a rare, near shovel-ready opportunity to create one of Glendale’s signature luxury estates.
Nearby schools
7/10
Balboa Elementary School
Public,•K-6•0.9mi
7/10
R. D. White Elementary School
Public,•K-5•2.1mi
7/10
Verdugo Woodlands Elementary School
Public,•K-6•2.5mi
7/10
Eleanor J. Toll Middle School
Public,•6-8•0.8mi
6/10
Woodrow Wilson Middle School
Public,•6-8•2.4mi
7/10
Herbert Hoover High School
Public,•9-12•0.8mi
6/10
Glendale High School
Public,•9-12•3.0mi
Condition Rating
Fair
The existing home, built in 1977, is functional and tenant-occupied, but shows significant signs of age and outdated features. The kitchen, with its wood cabinets, older black appliances, and granite countertops, appears to have been updated 15-25 years ago, not recently. While some areas have newer flooring, the overall style, including vaulted wood beam ceilings and older light fixtures, is dated. Exterior elements like the cracked driveway and neglected tennis court indicate deferred maintenance. The property is primarily marketed as a development opportunity, implying the current structure is intended for interim use or eventual demolition, rather than being a move-in ready, updated home.
Pros & Cons
Pros
Shovel-Ready Development Opportunity: The property offers a 'near shovel-ready opportunity' with 'fully approved design review plans' and 'RTI (Ready-to-Issue) permits expected shortly,' significantly expediting the development of a luxury estate.
Prime Location & Large Lot: Situated in 'one of Glendale’s most desirable hillside neighborhoods' on an 'approximate combined 2.24-acre lot' (97,455 sq. ft.), providing exclusivity and ample space for a grand estate.
Approved Luxury Estate Design: Includes comprehensive, approved plans for a substantial 9,338 sq. ft. Neoclassical-inspired estate featuring 7 beds, 6.5 baths, a five-car garage, pool, spa, and over 1,300 sq. ft. of covered outdoor living space.
Panoramic Views: The new design is 'thoughtfully oriented to take advantage of the property’s panoramic views,' including 'City Lights,' which will be a significant selling point for the future luxury home.
Interim Income Potential: The existing 4,219 sq. ft. home is 'currently tenant-occupied,' offering immediate income or interim use potential while the new development plans are finalized and construction commences.
Cons
High Capital Requirement: The $6,000,000 list price is for the land and approved plans, requiring substantial additional investment for the actual construction of the 9,338 sq. ft. luxury estate, which will be a multi-million dollar project.
Inherent Development Risks: Despite being 'near shovel-ready,' any large-scale development project carries inherent risks of potential cost overruns, construction delays, and management complexities. The 'RTI permits expected shortly' means they are not yet fully secured.
Limited Buyer Pool: This property caters to a very niche market of high-net-worth individuals or developers specifically seeking a luxury estate development opportunity, which may result in a longer marketing period compared to a move-in ready home.