821 Glenmere Way, Los Angeles, California 90049, Los Angeles, 90049 - 6 bed, 9 bath
821 Glenmere Way
Los Angeles, California 90049
Property Price
SUMMARY
Analysis of 821 Glenmere Way, Los Angeles, California 90049 reveals a property with a current list price of $17,995,000, which is 13% above the estimated $15,593,957 Fair Market Value. Buyers should carefully evaluate the pricing and consider negotiation opportunities. The property maintains a Excellent Condition Rating (95/100), indicating excellent structural integrity and modern finishes throughout. This turnkey property requires minimal updates and is ready for immediate occupancy. Located in a high-demand neighborhood within the Los Angeles 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.
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 821 Glenmere Way Subject | $17,995,000* List Price | 6 | 9 | 9,738 | $1,601 | - |
A 306 N Cliffwood Avenue Sold | $17,100,000 | 6 | 9 | 11,392 | $1,501 | 0.8 mi |
B 1943 Mandeville Canyon Road Active | $14,495,000 List Price | 6 | 8 | 10,300 | $1,407 | 0.3 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is new construction or fully renovated.
This listing is for a new construction opportunity with a proposed build year of 2024. The property comes with fully approved plans and permits for a 9,738 sqft architectural masterpiece, with construction set to begin immediately. The description emphasizes 'every luxury in mind' and 'highest standards of design and sophistication,' indicating that upon completion, all components, including the kitchen and bathrooms, will be brand new, state-of-the-art, and of the highest quality, meeting current standards with no depreciation. The provided images are renderings of the proposed modern design, further supporting the expectation of an 'excellent' condition upon completion.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Elementary School: Fairburn Avenue Elementary School (9/10).
- Prime Location & Exclusivity
Situated in the heart of Brentwood's most coveted enclave, north of Sunset, at the end of a quiet cul-de-sac, offering unparalleled privacy and prestige within the Kenter Canyon School District.
- Panoramic Ocean Views
The property boasts panoramic ocean views, complemented by city lights and park/greenbelt vistas, a highly sought-after and value-adding feature in Los Angeles.
CONSRISKS & DEFICIENCIES
- Premium Price Point Relative to Estimated Value
The listing price of $17.995M is significantly higher than the estimated property value of $15.59M, indicating a substantial premium for the RTI status and future build, which may require strong justification to potential buyers.
- Future Construction & Waiting Period
Despite approved plans, the property is a development opportunity, meaning buyers will need to wait for construction completion before occupancy, which may not suit those seeking an immediate move-in.
- Dependency on Developer Execution
While a 'top-tier developer' is mentioned, the ultimate quality, timeline, and realization of the 'architectural masterpiece' vision are dependent on the developer's execution during the construction phase.
About 821 Glenmere Way
A premier opportunity to craft a world-class estate in the heart of Brentwood's most coveted enclave, north of Sunset. Set at the end of a quiet cul-de-sac on an expansive 16,500-square-foot lot with panoramic ocean views, this RTI (Ready to Issue) property comes with fully approved plans and permits pulledconstruction is set to begin immediately.Skip the years-long wait for entitlements and step into a seamless process where you can bring your vision to life in collaboration with a top-tier developer. The proposed 9,738-square-foot architectural masterpiece is designed with every luxury in mind: 6 bedrooms, 9 bathrooms, a full-scale movie theater, wellness spa with sauna and gym, an expansive rooftop deck for entertaining, and a show-stopping 9-car garage featuring a turntable for effortless entry and exit.This is more than a homeit's a curated lifestyle experience, tailored to the highest standards of design and sophistication. Situated in the prestigious Kenter Canyon School District, this offering combines architectural excellence, scale, and location in a way rarely seen on the Westside.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 2024
- Lot Size
- 16,399 Sq. Ft.
Interior
- Total Bedrooms
- 6
- Total Bathrooms
- 9 (9 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Los Angeles Unified Schools
Brentwood Science School
Grades K-5 • 1.8 mi
Franklin Elementary School
Grades PK-5 • 2.3 mi
Brockton Avenue Elementary School
Grades K-5 • 2.6 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 6.0 | 4.0 | 84% |
| Baths | 9.0 | 4.0 | 93% |
| Square foot | 9,738 | 3,122 | 96% |
| Lot Size | 16,399 | 11,710 | 64% |
| Price | $18.00M | $3.81M | 95% |
| Price per sq ft | $1.8K | $1.4K | 84% |
| Built year | 2024 | 1958 | 93% |
| HOA | $0 | $0 | 50% |
| Days on market | 275 | 182 | 88% |
Pricing History
Sold
Jun 30, 2021
$3,075,000
Public Record