8800 Appian Way, Los Angeles, California 90046, Los Angeles, 90046 - 5 bed, 7 bath
8800 Appian Way
Los Angeles, California 90046
Property Price
SUMMARY
Analysis of 8800 Appian Way, Los Angeles, California 90046 reveals a Fairly Priced Property with a current list price of $7,250,000 aligned with the estimated $7,250,000 Fair Market Value. This represents a stable investment opportunity at market rate. 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 |
|---|---|---|---|---|---|---|
★ 8800 Appian Way Subject | $7,250,000* List Price | 5 | 7 | 5,616 | $1,291 | - |
A 8300 Grand View Drive Active | $5,300,000 List Price | 5 | 5 | 5,600 | $946 | 0.6 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is new construction or fully renovated.
Built in 2016, this modern luxury estate falls within the 10-year window for an excellent rating. The property features high-end Miele appliances, lacquered wood cabinetry, stone and hardwood flooring, and premium amenities including an elevator and a chilled wine room, all reflecting current high-quality standards with no deferred maintenance.
PROSSTRENGTHS & OPPORTUNITIES
- Unrivaled Panoramic Views
The property boasts 'explosive' views from Downtown LA to the Pacific Ocean, visible from every room, which is a premier feature for the Hollywood Hills market.
- Modern Luxury Amenities
Built in 2016, the home features high-end Miele appliances, a chilled wine room, a media lounge, and a stunning 'floating' pool, catering to sophisticated contemporary tastes.
- Exceptional Accessibility
Rare for hillside properties, this residence includes parking for five cars and an internal elevator, providing significant convenience and long-term utility.
CONSRISKS & DEFICIENCIES
- Recent Price Adjustment
A significant $1 million price reduction from the original listing price may indicate initial overpricing or extended days on market, potentially impacting buyer leverage.
- Limited Usable Land
Due to the steep hillside topography, the property lacks traditional flat yard space, relying instead on terraces and a cantilevered pool for outdoor living.
About 8800 Appian Way
Explosive views overlooking all of Los Angeles from Downtown to the ocean & beyond. This Modern Contemporary with an open floor plan offers 5 bedrooms + 7 baths with skyline views from every room. Stone & hardwood floors, high ceilings, a high tech Kitchen features lacquered wood cabinetry and Miele appliances. The Media/Lounge features surround sound, wet bar, fireplace and walk-in chilled Wine Room. Each bedroom is en suite and the primary suite offers a spacious luxurious private space & outdoor terrace patios. Gorgeous, large pool appears to float in midair, an outdoor grill and endless options for outdoor dining. Ample 5 car parking plus an Elevator makes for easy convenience.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 2016
- Lot Size
- 19,107 Sq. Ft.
Interior
- Total Bedrooms
- 5
- Total Bathrooms
- 7 (7 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 | 5.0 | 3.0 | 84% |
| Baths | 7.0 | 3.0 | 99% |
| Square foot | 5,616 | 2,327 | 98% |
| Lot Size | 19,107 | 7,669 | 90% |
| Price | $7.25M | $2.33M | 99% |
| Price per sq ft | $1.3K | $954 | 84% |
| Built year | 2016 | 1958 | 93% |
| HOA | $0 | $0 | 50% |
| Days on market | 143 | 168 | 35% |
Pricing History
Listed for Sale
Jan 6, 2026
$7,250,000
$8,250,000
-12% Price Drop
Initial Listing
Price Change
Oct 14, 2025
$8,250,000
Initial Listing