118 N Kings

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118 N Kings Road
Los Angeles CA 90048

Eleven-Eight Kings Rd condos

Built in 2013, this brand new low rise condo building in Beverly Center/ West Hollywood Adjacent area has spacious THREE bedroom units with excellent modern finishes and low home owner’s dues. Buyers of Eleven Eight Kings road get the maximum bang for their buck inside their unit and  don’t waste money on fancy high cost amenities like a pool or gym which they wouldn’t use or don’t want.

 LOCATION

Eleven Eight Kings is located in the Miracle Mile, Beverly Grove, Beverly Center neighborhood of Los Angeles and is adjacent to West Hollywood. The neighborhood is a mix of apartment buildings, single family homes and condos. The location is extremely walkable, just steps from great dinning at some local favorite restaurants on 3rd and Beverly like Kings Road CafeBao Dim Sum house (I love Dim Sum!),  Joans on Third and Farmers Market. For health and fitness you have super cool/historic cross training Easton Gym nearby.  Of course, there is the Beverly Center and Beverly Connection for all your shopping needs. It’s Friday or Saturday night and you need something to do? Swing by The Grove for date night and catch a movie. You’ll love living by one of my favorite parks in Los Angeles, Pan Pacific Park, pack your picnic basket and enjoy a beautiful sunny day. And there is a New Trader Joe’s that recently opened down the street at the corner of 3rd and Fairfax.

PROPERTY

Eleven Eight Kings houses 21 units within its walls. Standing five stories tall-the ground level has a lobby and the gated parking garage. The second floor has 6 units, then each floor thereafter has 5 units a floor, and the fifth floor is the penthouse level.  One thing that makes Eleven-Eight Kings really unique is that it’s all three bedroom units. There is one two bedroom (205) and one four bedroom (304), but the rest of the units are three bedrooms  and three baths. The units are very spacious, ranging in size from 1,400 sqft to 1650 sqft.  The 4th floor and Penthouse  have city light and Hollywood Hills views.

Eleven-Eight Kings was developed by the Wiseman brother’s, based in Santa Monica. They have a long history of developing buildings on the Westside and a good reputation in the brokerage community.

This property has great curb appeal especially if you like contemporary. The building color pallet is white, grey and faded browns which complements the aluminum of the railings, chrome door handles and fixtures, and sliding glass balcony doors. From the outside you might assume this condominium building is like everyone else, but its different.

Courtyard

Courtyard

 

When you go inside you quickly discover there is a courtyard and atrium, open air hallways, and a secret roof top patio on the 4th floor, which makes a great hang out spot during the day or the evening.

What I really love:

Kitchen

Kitchen

The modern kitchens, the space, the balconies and view

Masterbedroom Window

Masterbedroom Window

the extra big window in the masterbedroom.

Finished Walk In Closet

Finished Walk In Closet

Walk-in closets in the masterbedroom,

Master Bathroom

Master Bathroom

En suite masterbath, having three bedrooms! in unit laundry, and the top notch finishes, like the beautiful hardwood floors.

 

Lobby

Lobby

I do have a few minor gripes, but overall this is a wonderful property. One thing I don’t like is that the elevator Mechanical room is right next to the front entry- there is noise when the elevator goes up in a down- but I guess this is probably the best place to put it since it is away from the units. The lobby does not have room for a sitting area to receive a guest but it seems like  most people don’t care about that nowadays, you can either dial the number on the intercom or call the owner’s cell phone.

Third Bedroom of a unit in Eleven-Eight Kings

Third Bedroom of a unit in Eleven-Eight Kings

The 2nd and 3rd Bedrooms are a bit small for bedroom dimensions, but this is the trade-off you have for getting 3 bedrooms instead of two.

Second Bathroom

I wish the developer had used two different finishes for the 2nd and 3rd bathrooms- they are identicle in a lot of floorplans and I would have liked for them to be different.

 

AMENITIES

Condo

-Masterbedroom has en suite Master Bathroom with seperate Tub and frameless shower

-Masterbedroom has a finished Walk in Closet

-Modern Kitchen- open concept, featuring Italian Cabinents

-Kitchen has stainless steel GE Monogram applainces

-Private Balcony with Milgard sliding glass doors

-In Unit Laundry (gas)

 

Building

-Low HOA Dues

-Roof Terrace on the 4th Floor

-Recreation/Game Room

-Contemporary

 

Rooftop Patio on the 4th floor

Rooftop Patio on the 4th floor

 

Parking & Laundry

Parking Garage

Parking Garage

Outside Parking Spaces

Outside Parking Spaces

 

In Unit Laundry Closet

In Unit Laundry Closet

Each unit has two tandem parking spaces, one standard and one compact. There are two parking spaces that are uncovered outside the parking garage- they are for two of the 2nd floor units. The Garage gate automatically opens when you exit. There is no guest parking spaces. The street is permit parking, so owners may get parking pass from the city for visitors. The Parking signs on the street indicate that parking is not allowed on the weekend without a permit, so be careful not to get a ticket! There is a laundry closet in the unit, with room for a stack-able, and it has gas hookup for a gas dryer.

Pricing

Street Facing View

Street Facing View

The Street facing units on initial sell out were listed with an additional $40,000-$50,000 over units in the rear that face East- although since there are two story buildings all around they have nice views also- the only downside is that there is a powerline in back that can spoil the view a bit. Prices got up about $100,000 each floor. The 2nd floor units sold out very quickly, they were the most affordable units priced between $670,000 and $780,000. The Third floor units range in prices from $800,000 to $900,ooo. The Fourth floor units range in price from $890,000 to $990,000 and the penthouse units are selling for $1,000,000.

Home Owners Assocation

HOA dues are very low at only $250/mo! I anticipate these to go up after a few years because that seems way too low. The building does not have EQ insurance. I think it would be a good idea for the HOA to vote to install security camera’s around the building, the developer didn’t put them in- however each unit is wired for a security system. HOA dues cover Building Insurance, Maintenance, Trash and Water. Owner pays for Electricity, gas, internet and cable.

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