8 Rue Promenade Way, Henderson, NV 89011, Henderson, 89011 - 5 bed, 7 bath
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Henderson, NV 89011
This custom estate in Lake Las Vegas represents a High-Potential Investment Opportunity, listed at $5,490,000—positioned well above the $5,181,911 Fair Market Value by -5%. Featuring a Fair Condition Rating, the property offers a rare waterfront lifestyle with a private boat dock, panoramic lake views, and radiant heated marble floors. While the home requires cosmetic updates to modernize its 2002-era finishes, its expansive 7,085 sqft layout provides significant upside. This is an ideal acquisition for Luxury Homeowners or High-Net-Worth Investors seeking a prestigious, customizable estate.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 8 Rue Promenade Way Subject | $5,490,000* List Price | 5 | 7 | 7,085 | $731 | - |
A 12 Rue Du Ville Way Active | $3,875,000 List Price | 4 | 6 | 7,002 | $553 | 0.5 mi |
* Subject property listed price vs sold prices of comps.
Property is moderate renovation needed.
Built in 2002, the property is 22 years old and falls into the 'Fair' category based on age criteria (>20y). While it is a high-end custom estate with luxury features like radiant heated marble floors and an elevator, the visible finishes—such as the tile countertops in the laundry room and the traditional wood cabinetry—reflect its original construction era and are considered dated by current luxury standards, likely requiring cosmetic updates.
This rare shoreline estate includes a private boat dock and direct lake access within the prestigious South Shore community, offering a premier nautical lifestyle.
The three-story custom architecture is designed to capture sweeping, unobstructed lake and mountain vistas from nearly every room, maximizing the home's aesthetic value.
The property features high-end custom finishes including radiant heated marble floors, a private elevator, and a resort-style backyard with a pool, spa, and outdoor kitchen.
Living area discrepancy between mls listing and other public or private record. mls listing living area = 7085, other record living area = 5039. Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 5, other record bedroom count = 4.
The local public school options show inconsistent performance, with several assigned schools holding low ratings between 2 and 4, which may be a concern for families.
While offering privacy, the property is located a significant distance from major schools and services, with the nearest middle school over 4 miles away and high schools up to 10 miles away.
Perched above the shoreline in Lake Las Vegas’ prestigious South Shore, this 3-story custom estate captures sweeping lake and mountain views from nearly every room. Featuring 5 beds, 7 baths, radiant heated marble floors, and abundant natural light, the home is designed for elevated living and entertaining. The great room with bar, view-filled office, and wine storage with chiller open to a resort-style backyard with pool, spa, pool bath, outdoor BBQ, courtyard with water feature, and private boat dock. Upstairs, the primary suite offers a large view balcony with two ensuite bedrooms nearby. The lower level includes a game room with projector/screen and two ensuite bedrooms. 5-car garage with attached/detached tandem bays, golf cart space, and direct entry. Elevator. Guard-gated. Rare offering.
No exterior & parking available.
Grades PK-5 • 4.9 mi
Grades PK-5 • 6.7 mi
Grades PK-5 • 10.7 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 5.0 | 3.0 | 97% |
| Baths | 7.0 | 3.0 | 99% |
| Square foot | 7,085 | 2,176.5 | 99% |
| Lot Size | 15,682 | 6,534 | 97% |
| Price | $5.49M | $0 | 99% |
| Price per sq ft | $775 | $0 | 99% |
| Built year | 2002 | 2012 | 25% |
| HOA | $153 | $34 | 73% |
| Days on market | 45 | 2457 | 1% |
May 5, 2026
$5,490,000
Initial Listing
May 7, 1998
$995,000
Public Record