450 N Sycamore Ave | Il Borghese

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Il Borghese
450 N Sycamore Ave
Los Angeles CA 90036

Il Borghese is a 22-unit Mediterranean style vintage condo in Hancock Park. Built in 1929 as apartments and converted to condos in 1980 this building offers old world vintage charm. The building has an absolutely gorgeous arched entryway with intricate and ornate wrought iron gates that open to an airy courtyard with a coy pond, ancient Greece motifs, and mature landscaping. Parking can be a challenge. Great City Views from the common area Rooftop deck! seen in the movies “Mulholland Drive” and “The Truth About Cats and Dogs,” can be yours on a beautiful tree-lined street centered in the movie capital, convenient to Larchmont and 3rd street shops and cafes.


Real Estate

 Record Sale? $1,180,000 #7 (developer’s unit) 10/5/2017

Turnover? 1 condo a year or 4%

Appreciation? 4% averaging over 40 years

Il Borghese is a two-story building. There is a ground level floor and a 2nd floor. All condos are a single level, except #7 which is the only townhouse style condo and the developers unit. Most of the condos are (18) 1 bedroom, but there are (4) larger 2 bedroom condos. There is a pretty widespread in size between 1 bedrooms, which range from 650 sqft to 1,100 sqft. That difference in SQFT can make a $100,000 difference in price! #4 and #6 have big patios over 3 car garages facing Rosewood. The rest of the condos don’t have balconies but the common area roof deck and courtyard more than makeup in the outdoor space department. I love the red clay Mediterranean roof tiles. They look great. Some of the condo front doors have a gnarly coat of arms carvings in them while others are french windows. The condos have the original wood windows and french doors and very high vaulted ceiling living rooms. The living room is medium size, the bedrooms are medium size with small closets, and the bathrooms and kitchens are small. The living room has a wood burning fireplace. From what I have seen these have all been sealed off so its more of a mantel than a usable fireplace. These condos did not come with HVAC- but some owners have added HVAC over the years. I love the original Art deco bathrooms! You get a battleship cast iron tub, and a separate stall shower. The living rooms have beautiful plaster crown moldings and plaster walls throughout.  Peg and Groove hardwood floors which are common in the Hancock Park area. 

Condo Mix

(4) 2br 1200 sqft to 1400 sqft
$900,000 – $1,000,000

(18) 1br 650 sqft to 1,100 sqft
$650,000 – $800,000



Roof deck

Extra storage

Parking & Laundry

Laundry is community laundry. There is a community laundry room on the south side of the building right behind the Sycamore parking gate. There are 2 washers and 2 dryers. In-unit laundry can be installed. 4 or 5 condos have installed in unit laundry. Verify with HOA. 

Parking is not great. There are only 16 spots for 22 units, so some of the condos don’t get an off-street parking space, and there is no guest parking of course. There are 6 garage spaces facing rosewood. There are 10 angled spots in a carport on the east side of the building. Each condo gets no more than 1 parking space. 

Home Owners Association

HOA dues Monthly Cost? $350/mo.

HOA dues cover? 

Owner Pays?

any special assessments?

Pet Policy?

Rental Policy?

EQ Insurance? Yes


Building Reserves?

Special move in instructions?

Can you have a BBQ on the balcony?

Property Management company?

Cardinal Management

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