Category: Beverly Center

132 N Swall Dr

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One Thirty-Two
132 N Swall Drive
Los Angeles CA 90048

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One Thirty-Two North Swall is an ultra modern 14 condo building in Beverly Center. Built in 2018, by a great local developer, this is a rare find in Beverly Center where there are very few new construction buildings, and even less that are modern.

Visiting 132, you might feel like you got lost and wandered into an open house in the Hollywood Hills! This building has the Best Kitchens- you could feel proud posting them on Houzz.com. But unlike that Hollywood Hills Dreamhome, you don’t have to shell out $5M! You can get a condo at 132 N Swall for $1.6M-$2.5M, and $4M for one of the two penthouses.

Finally, great design is within reach for the high functioning and overachieving professional. And you don’t have to waste time on yard work or maintenance, which is handled by the building’s property management company.  Because in today’s world there is precious little free time, and maybe you’d rather be out socializing. The convenient location saves you more time too- with four pedestrians oriented Blvds, and three major cities, Beverly Hills, West Hollywood, and Beverly Grove that crisscross this location like a train depot.  More time you could be spending with the people you care about or doing what you love.

For all of the Wow inside, the outside of this building is quite subdued. If I were to compare luxury brands, it has the Mercedes/BMW vibe and less the LAMBO, more the Patek Phillip and less the flashy diamond encrusted watch. The Lobby is rather unassuming, with no seating area. The building has no Pool, no Gym. This keeps HOA dues extremely reasonable. With 132 Swall, You Get everything you want, and nothing you don’t.

Location

 

Real Estate

All of the floorplans at 132 N Swall are single-story, so no stairs. There is a mix of 2brs (8) and 3brs (6)- with sqft ranging from 1,300 to 1,800 for floors 1-3 and 2,500 sqft for the penthouses. Buyers will really love the finishes, which aren’t easy to find in Los Angeles at this price point.

Tour the Penthouses:

This building gives buyers the Huge open Room that everyone is looking for right now. There is a massive combined living/dining/and kitchen in every unit. The kitchens are top notch with Meile appliances, and you get extra goodies like a coffee maker and wine cooler to complement the standard package of custom panel fridge, quiet dishwasher, and induction cooktops.  The marks of high-quality finishes are plain to see, with heavy solid wood doors (42 inch wide front d00r), chrome door handles with leather grips and Anderson wood windows. Huge pieces of Calacatta Marble are in the bathrooms and kitchen and Grohe faucets. The Frameless shower doors in 2nd bathrooms have a fun barn door slider which I haven’t seen before. Recessed lighting is LED which is nice because those bulbs last for 7-8 years and changing the lighting can be difficult with such extra high ceilings.

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One of the interesting incentives the developer is offering is for owners to pick their own flooring options. There are a variety of Wide plank oak wood floors to choose from, or buyers can pick any floor covering they like. The developer has a selection you can choose from and one of the options is herringbone which is great if you want a pattern look.

Another thing that stands out to me is the developer went all out in the closets. The Master Closet is a Minotti type of closet. And every closet is finished.  Most of the times, developers leave the closets to the buyer. Really impressed with the closets.

A building this nice hasn’t been built in the neighborhood since La Terrasse or 432 N Oakhurst. The developer want’s only a modest premium above comparably sized condos in the area. Pricing starts at $1.6M and goes up to $2.5M for the (12) 2br condos on floors 1-3. There are four condos on each of these floors. The top floor is a true penthouse floor with two reflected penthouse floor plans that are 2,500 sqft that has starting prices at 4M. Pricing is $1,000 sqft to $1,300 sqft for the 1,500-1,800 sqft  2BR floor plans, and $1,500 sqft for Penthouses.

One of my favorite features of the Penthouses is a huge outdoor private patio.

Every condo has a balcony, but it’s really the penthouses and the ground level condos that have large balconies. The balconies on the 2nd and 3rd floors are small.

Amenities

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Lobby

Elevator

Parking & Laundry

Laundry is inside the condo in a laundry room that can fit a stackable.

Parking ???

Home Owners Association

Homeowner Association not Created yet

HOA dues Monthly Cost?

HOA dues cover?

Owner Pays?

Any special assessments?

Pet Policy?

Rental Policy?

EQ Insurance?

CCRs?

Building Reserves?

Special move in instructions?

Can you have BBQ on the balcony?

Management Company?

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423 S Arnaz Dr | Palazzo Arnaz Condos

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Palazzo Arnaz
423 S. Arnaz Dr
Los Angeles CA 90048

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Palazzo Arnaz is a newer construction, midrise condo building in Beverly Center neighborhood of Los Angeles. Built in 2008, Palazzo Arnaz has 14 condos on four floors. Designed in the Italian style, the building has a neoclassical Greek revival style with such architectural details as an open-air arcade and ground level “palazzo” with a fountain and Mediterranean palm trees. Palazzo Arnaz condos are great for buyers who want medium size, newer construction, low HOA (~$400/mo.), a safe neighborhood, and a central Westside location.

LOCATION

Palazzo Arnaz is located just south of Burton and West of Robertson in a very safe Beverly Hills Adjacent neighborhood, with gated parking and controlled access. Being situated in between West Hollywood, Beverly Hills, and the Grove/Farmers Market- there are lots of shopping, restaurant, entertainment and activities nearby. The Cedars Sinai Hospital and Beverly Center Shopping Center are two major influencers in this area. If you are willing to cross Burton North then there are a lot of places to walk to on 3rd, however this section of Robertson is mostly commercial, so you will probably need to drive for most trips.

REAL ESTATE

Record Sale? $885,000 8/14/2009

Turnover? 1 condo per year or ~6%

Appreciation? 4%-5%

Floor plans are all single story, except for the penthouse level which has a loft. There are (12) 2 bedrooms and (2) 3 bedrooms. The 2 Bedrooms range in size from 1,200 sqft to 1,500 sqft, and the 3bedrooms are 2,000 sqft. Stacks 01 and 02 are the smaller 2bedrooms, and stacks 03 and 04 are the larger units. 01 and 04 stacks face the street and the 02 and 03 stacks face the rear which backs up to an ally.

The developer installed dark distressed hardwood flooring in the living rooms, that contrast with the light walls. Living rooms have a combined dining room that comfortably seats 4-6, and a gas fireplace and balcony. The kitchen is traditional with maple shaker cabinets, granite countertops, and travertine ceramic tiles floors and backsplash. There is a peninsula that can be used as a buffet. Original Appliances are all stainless steel. A stacked in unit Washer and dryer is located in a closet in the kitchens. Central Heat and Air

The condos have their own master bedroom suite, with private master bedroom, ceiling fan, and walk-in closet. The flooring in the bedrooms is carpet. The master bathroom has a double vanity, separate shower, and tub. The shower has a frameless shower door and a rainfall showerhead.

One of the quirkier things about these condos floorplans is an office nook in the hallway which you can use to have a computer or a small desk.

Pricing

$800,000 – $950,000

Amenities 

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Rooftop Deck

Elevator

Controlled Access

Parking & Laundry

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Laundry is in-unit in a laundry closet in the kitchen with room for a stacked washer and dryer.

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Each condo has 2 parking spaces in a gated and secure subterranean parking garage – most of the spaces are tandem but a few are side by side. There is no extra storage in the parking garage. The building has 7 guest parking spaces.

Home Owners Association

HOA dues Monthly Cost? $400/mo.

HOA dues cover? Common Area Maintenance, Building Insurance,  Water & Trash

Owner Pays? Condo Insurance, Electric, Gas, Internet, Cable

Any special assessments? No

Pet Policy?

Rental Policy?

EQ Insurance? No

Building Reserves?

Special move in instructions?

Can you have BBQ on the balcony?

Property Management company?

LBPM
4730 Woodman Avenue
Suite 200
Sherman Oaks, CA 91423
(818) 981-1802

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107 N Swall Dr | Swall Promenade

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Swall Promenade
107 N Swall Drive
Los Angeles CA 90048

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Swall Promenade is an upscale 22 unit 4-story newer construction condo building in Beverly Center. Built in 2006, the condos are spacious and new. The building is amenity light for those buyers who only want to pay for what they use and don’t need a pool or gym. HOA dues are low, under $500/mo. With prices $100,000 to $200,000 below comparable Beverly Hills condos, this is a great option for Beverly Hills buyers who don’t need the Beverly Hills public schools.

LOCATION

Swall Promenade is Beverly Hills Adjacent, so you will have a very similar vibe living here as in Beverly Hills proper. Clean streets, strong property values, and great safety. Swall Promenade has a central location and offers easy convenience with the cities of West Hollywood (5 mins), Beverly Hills (5 mins) and Hollywood (10-15 mins) all just a short distance away.

The Cedars-Sinai Hospital is a big influencer in the area, boosting the neighborhood economy and housing a lot of nurses and doctors wanting to live in Beverly Center so they can walk to work.

The Beverly Center Shopping Mall is currently undergoing a $500M renovation, it is one of the largest shopping centers in LA and a great place to stroll on a Saturday.

These condos have impressive kitchens with complimenting dining rooms, but if you don’t feel like breaking out your spatula and apron, there are a plethora of dining choices on Robertson and 3rd. Chi Chi the Ivy is always buzzing. For lunchtime try Lemonade on Beverly. I personally live on Starbucks, which is walking distance on Robertson and Beverly. For groceries, Bristol Farms on the corner of Doheny and Beverly is close or across the street from it isBeverly Hills Ralphs. You can go to the Beverly Hills Farmers Market on the weekend to pick up some fresh local produce.

REAL ESTATE

Appreciation? 4%-5%

Turnover Ratio? 6%-7%- 1 condos or 2 condos a year

Record Sale? $1,240,000 11/3/2017

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All the floorplans in Swall Promenade are single story. Condos are 2 Bedroom and 2.5 baths that range in size from 1,700 sqft to 1,800 sqft. Stacks 06,01, and 02 faces Swall, and stacks 05,04,03 face the rear of the building.

Original kitchens featured Stainless Steel Miele Appliances, Italian Scavolini Cabinetry, and black granite countertops and have gas stoves. Large Living Rooms feature rich traditional Dark Hardwood floors.

Both Bedrooms have walk-in closets. The floor plans have a master suite with separate tub and shower and double vanity. Each condo has a small 50 sqft balcony except for the 04 stack that has a 150 sqft balcony.

Pricing

2Br/2.5Bath
1,700 sqft – 1,800 sqft
$1,000,000 -$1,200,000

Amenities

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Lobby

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Recreation Room (Sink area and billiard table)

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Outdoor Sundeck with BBQ

Parking & Laundry

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Laundry is inside, in a laundry room off the front entry door.

Each condo gets 2 parking spaces in the garage. There are 10 guest parking spaces.

Home Owners Association

HOA dues Monthly Cost? $450/mo.

HOA dues cover? Water, Trash, Common Area Maintenance, Building Insurance, Reserves

Owner Pays? Electric, Gas, Internet and Cable, Condo Insurance

Any special assessments?  No

Pet Policy?

Rental Policy?

EQ Insurance?

Building Reserves?

Special move in instructions?

Can you have BBQ on the balcony?

Management Company?

Golden Estates Management
(888) 999-6575
12734 Branford Street, Suite 3
Arleta, CA 91331

 

 

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320 S Willaman Dr | Willaman Mews Condos

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Willaman Mews
320 S Willaman Drive
Los Angeles CA 90048

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320 S Willaman is a 16-unit 4-story condo building in the Beverly Center neighborhood of Los Angeles. Built in 2002, in a Contemporary Mediterranean style, this is one of a handful of newer construction buildings in Beverly Center. Check out Newer construction neighbors: 305 Arnaz, 325 Arnaz, 107 N Swall, for a couple others. This location has good walkability and is close to Cedars Sinai. The building has very Low HOAs at $370/mo.

LOCATION

320 S Willaman is right next to Cedar Sinai hospital and 3rd Street. Not feeling like the daily special from Cedar Sinai’s cafeteria? There are a few 3rd street restaurants for something fancier. I love Le Pain Quotidien  on Robertson for brunch.

Trader Joes in the ground level of 8500 Burton Way is 5 minutes away. I really love Larder restaurant there for lunch. Want to have some fun? The Bazaar by Jose Andres and Rooftop Pool of SLS hotel are legendary.

The Beverly Center Shopping Center Food court is getting a complete makeover with the $500 million renovations at the mall. Eggslut is opening a new location there. I usually shop Salvador Ferragamo for business shoes when I am at the Beverly Center, there is also Macy’s, Nordstrom (and Nordstrom’s rack across the street), a Ferrari store, An apple store, tons of high-end retail.

REAL ESTATE

Pricing? 2Br are selling between $850,000 and$950,000

Turnover Ratio? About one condo a year or 6%

Record sale? $860,000 4/26/2017 (off-market)

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320 S Willaman condos are single story floor plans, 2br/2ba, between 1,200-1,300 sqft. The Penthouse houses have extra high ceilings. Every condo has a balcony. Stacks 01, and 02 face the street. Stacks 03 and 04 face the back. Stacks 02 and 03 are adjacent to the alley.

Kitchens have traditional appeal with real wood Tuscan medium stain recessed panel cabinets and bull nose black and brown granite countertops. Some homeowners have painted or re-stained their cabinets for a twist. Gas Appliances. The kitchens have deep double sink with looping faucet. The kitchen appliances are matching set of stainless.

Living Rooms are open to the dining room. Each living room has a gas fireplace and a large closet where a stacked washer and dryer is located. Wood Flooring or laminate flooring floors in the living rooms and dining rooms. The balcony slider and other windows have plantation shudders, and there are recessed lighting and fire sprinklers in the ceilings.

The bedrooms are carpeted. Each condo has a Master bedroom suite that is oversized and has its own private master bath. The master bedroom has a walk-in closet, and the bathroom has a double vanity and separate tub and frameless shower. The bath is perfect for your bathing ritual, and you don’t have to worry about using the tub where people stand with their dirty feet like in combination shower tubs. The Master Bathroom is all marble.

Willaman Mews Amenities

Because of very low HOA dues, there are not many amenities.

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-Lobby

-Elevator

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-Storage Space

Willaman Mews Parking & Laundry

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Laundry is inside the condo in the large hallway closet near the entrance. Laundry is a stacked washer dryer.

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Each condo gets 2 parking spaces in a gated above ground and gated subterranean garage. Condos on the upper floors have their parking spaces in the street level garage- condos on the 2nd and 3rd floors have parking in the subterranean garage.  How many guest parking?

Home Owners Association

HOA dues Monthly Cost? $370/mo.

HOA dues cover? Water, Trash, Building Reserves, Building Insurance

HOA does exclude? Electric, Gas, Condo Insurance, Internet, Cable

Any special assessments? No

Pet Policy? No restrictions

Rental Policy? Leases must be 30 days or longer, no other restrictions.

EQ Insurance?  Yes, 320 S Willaman has Earthquake insurance, however, its insurance premium not covered in regular HOA Dues. Owners pay a one-time special assessment every year for EQ Insurance. Annual Cost Approximately $850

Reserves?

Special move in instructions?

Can you have BBQ on the balcony? No

Who is Management company?

Pegasus Management
310-441-0779

 

Do you have any more questions? Are you interested in looking at the Willaman Mews condos? Please click the button below and I will be in touch!

 

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325 Arnaz Drive | Russell Square Condos

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Russell Square
325 Arnaz Drive
Los Angeles CA 90048

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Russell Square is a 4 story, 15 unit, contemporary Mediterranean style condo building in Beverly Center. Built in 2005 by Dariush Khakshouri of Wellesley Manor Corp, who also built 305 N Arnaz next store, these condos are quality construction. The developer went a little more modern with the interiors of this building then the first one which is a little more traditional. This is one of few newer construction buildings in the Beverly Center neighborhood. Russell Square has a gym, low HOA dues, and Earthquake Insurance.

Location

325 Arnaz Drive is Beverly Hills adjacent and walking distance to Cedar Sinai hospital. There are lots of restaurants and shopping nearby. 3rd Street, North Robertson Blvd, the Beverly Center, and West Hollywood are within 5 minutes.

For your weekly Grocery Shop, you have several local stores to choose from: Trader Joe’s on the ground level of 8500 Burton, Beverly Hills Ralphs and Bristol Farms at the corner of Beverly and Doheny, and the West Hollywood Pavilions.

Real Estate

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There are 4 condos on each floor (except for the 1st floor, which has 3 condos and the gym)- stacks 1 and 2 face the street and stacks 3 and 4 face the rear. There is an Alley that runs along the Southern border of the property that stacks 1 and 4 overlook.

All condos are 2BR/2BA (except for 103 which is 3Br/3Ba), between 1,300 and 1,500 sqft. Floorplans are single story.

The developer installed hardwood floors in the living room and dining room. Bedrooms are required by CCRs to be Carpeted except for the 1st floor. Kitchens have stainless steel appliances, European two-tone cabinets, and granite countertops. The condo has gas, so you get a gas range. The living room has a gas fireplace, and every condo has a balcony.

These condos have a large master bedroom suite and a smaller second bedroom. The master has its own walk-in closet, and private master bathroom with double vanity, frame-less shower, and separate soaking tub. The tile in the bathroom is travertine.

Being newer construction the building has fire sprinklers and central HVAC.

Prices Range $850,000 to $1,000,000

Amenities

325 Arnaz Drive (Russell Square)  doesn’t offer owners a lot of amenities. This keeps the Home Owners dues low.

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Gym

Elevator

Extra Storage

Parking and Laundry

Each condo has 2 parking spaces in the gated subterranean garage. Guest Spaces?

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Laundry is in each unit in the hall.

Home Owners Association

HOA dues Monthly Cost? $510/mo

HOA dues cover? Water, Trash, Building Maintenance, Reserves, EQ Insurance

Owner Pays? Gas, Electricity,

any special assessments?

Pet Policy? The weight limit for pets is 30 pounds.

Rental Policy?

Move-in Fee?

EQ Insurance?

Building Reserves?

Special move in instructions?

Can you have a BBQ on the balcony?

Property Management Company?

G-B Investment Services
Daniel Bleiberg
310-453-5368
http://gbrents.net/

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305 Arnaz Dr | Arnaz Grove Condos

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Arnaz Grove
305 Arnaz Drive
Los Angeles CA 90048

Arnaz Grove is a 4 story, 16 unit, contemporary Mediterranean style condo building in Beverly Center. Built-in 2004 by Dariush Khakshouri of Wellesley Manor Corp, these condos are quality construction. The developer also built 325 Arnaz next store a year later – they are very similar. I love the landscaping in front- with a row of 40 ft. king palms and planter beds. This building is one of a handful of newer construction buildings in the Beverly Center neighborhood. When an Arnaz Grove condo comes for sale they usually sell fast and in multiples. Since the building doesn’t have any major amenities, the HOA dues are low, even with Earthquake Insurance coverage.

Location

Arnaz Grove is Beverly Hills adjacent and walking distance to Cedar Sinai hospital. This location has a high walk score because of its proximity to restaurants and cafes on 3rd Street and the high-end retail of North Robertson. The newly renovated Beverly Center + Beverly Connection shopping mall offers plenty of stores for whatever your favorite brand is, and the West Hollywood design district is not far.

There are several sit down restaurants within a five-minute walk from Arnaz Grove- one of these could be your new home away from home for those evenings when you aren’t in the mood to cook in your beautiful new kitchen. Or you can rotate!

Pizzeria Il Fico (Italian)
Le Pain Quotidien (Cafe)
Jack N Jill Too (American)
Café Angelino (Italian)
The District (Vietnamese)
AOC (American)
Locanda Veneta (Italian)
3rd Stop (American)

For Grocery Stores, there is a Trader Joe’s on the ground level of 8500 Burton, Beverly Hills Ralphs and Bristol Farms on the corner of Beverly and Doheny, and the West Hollywood Pavilions.

This neighborhood is very quiet and Safe.

Real Estate

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There are 4 condos on each floor- stacks 1 and 2 face the street (across the street are some beautiful jacaranda’s that bloom each year) and stacks 3 and 4 face the rear. There was about a $30,000 premium for street facing units when the building originally sold out, but since these condos rarely come on the market (it’s a small building), prices are determined by market demand.

All condos are 2BR/2BA, between 1,400 and 1,500 sqft. Floorplans are single story.

The developer installed bamboo hardwood floors in the living rooms, entry, and dining rooms which were somewhat unusual finish for the year built. Bedrooms are required by CCRs to be Carpeted except for the 1st floor. Kitchens have stainless steel appliances, cherry shaker cabinets, and bullnose granite countertops. The condo has gas, so you get a gas range. The Living Room has a balcony and gas fireplace.

The master bedrooms suite has its own finished walk-in closet, and private master bathroom with double vanity, frameless shower, and separate soaking tub. The tile in the bathroom is travertine.

There is a common area water heater and boiler on the roof that supplies hot water to all the units. Windows are Milgard, and all the doors have chrome hardware and raised panel solid core doors.

Prices Range $850,000 to $1,000,000

Arnaz Grove Amenities

This building has no amenities except for an elevator. This keeps HOA Dues very low, especially considering the building carries Earthquake Insurance.

Arnaz Grove Parking & Laundry

 

Each condo has 2 Parking Spaces in a gated subterranean garage, most of the spaces are tandem. There is 5 guest parking spaces total.

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Laundry is stacked inside the unit, in a closet in the hallway.

Home Owners Association

 HOA dues Monthly Cost? $500/mo.

HOA dues cover? Water, Trash, Building Reserves, Building Insurance, Common Area Maintenance.

Owner Pays? Electricity, Gas, Internet and Cable, Condo Insurance.

Any special assessments? No

Pet Policy? 2 pets max, no weight or breed restrictions.

Rental Policy? Leases must be 1 year or more. There is a draconian $5,000 fine for signing a lease prior to getting HOA board approval. A condo in the building was levied this fine, but the HOA and owner worked out an agreement for partial payment. Only 5 condos may be rented in the building at any time, 4 are currently rented. The HOA is not very receptive to rentals because I believe in the past they had some problems.

Move in Fee? $350

EQ Insurance? Yes, $6,000,000 policy

Building Reserves? 65K in reserve +10K per year, approximately 60% funded.

Can you have BBQ on the balcony? Yes

Property Management Company?

Saba Properties
http://www.sabaproperties.net/
12609 Woodgreen St
Los Angeles CA 90066
310-398-3900

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123 S Clark Dr | South Clark Condos

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South Clark
123 S Clark Dr
West Hollywood CA 90048

South Clark is a no-frills traditional Mediterranean newer construction 14 condo building in the Beverly Center neighborhood of Los Angeles. The condos are spacious ~1600 sqft 3 Bedrooms and 3 baths, so this building is great for buyers looking for a large condo for a growing or extended family.

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123 S Clark Drive Lobby

The developer installed bull-nose Granite Countertops, travertine floors and cherry recessed panel cabinets in kitchens with stainless steel appliances. Appliances include a U-line wine cooler, double oven, and a massive Fridge! Unlike older buildings- Condos have a Viking gas stove and plenty of overhead recessed lighting. The condos have two gas fireplaces, one in the living room and one in the master suite, which comes complete with walk-in closet and private master bath. Master bath has a double vanity and separate shower and tub.  The bedrooms have Berber carpeting. Living Room has 4-inch maple engineered wood floor. The Penthouses have nice roof decks.

HOA’s are $450/mo. in addition to this there is a $900payment each year for Earthquake insurance. Side by Side Laundry inside in a laundry room in each condo and they have central HVAC. Two parking spaces and some guest parking. The building has an elevator and a receiving area in the lobby. Prices are $950,000 to $1,150,000

ORIGINAL SELL OUT PRICES

Unit BR/BA SQFT Original Sell Out Price
#101 3BR/3BA 1,595 $819,000
#102 3BR/3BA 1,606 $824,000
#103 3BR/3BA 1,666 $820,000
#104 3BR/3BA 1,901 $929,000
#201 3BR/3BA 1,610 $839,000
#202 3BR/3BA 1,606 $839,000
#203 3BR/3BA 1,666  
#301 3BR/3BA 1,610 $859,000
#302 3BR/3BA 1,629  
#303 3BR/3BA 1,666 $840,000
#PH1 3BR/3BA 1,610 $929,000
#PH2 3BR/3BA 1,629 ???
#PH3 3BR/3BA 1,666 $899,000
#PH4 3BR/3BA 1,901 $959,000

To check out this great building that is South Clark, please call me at (310) 388-7332 or click the button below to get started!

 

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141 S Clark Drive | The Rob Clark Condos

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The Rob Clark
141 South Clark Drive
Los Angeles CA 90048

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The Rob Clark is a fashionable and trendy 105-unit low rise condo in Beverly Center Neighborhood of Los Angeles (Rob Clark is not in the city of West Hollywood although West Hollywood is very close). Built in 1973, the building was converted to condos in 2007. Rob Clark Buyers love the remodeled kitchens, bathrooms, and real hardwood flooring, and other upgrades that were added during the conversion. Unlike a bunch of older buildings in the area, with condos in original condition, the Rob Clark doesn’t need one lick of work! Condos also have Central HVAC.

For Buyers looking for large condos, the Rob Clark may not be the best option because it’s condos tend to be on the smaller side, with the largest two bedrooms being 950 sqft, and the average condo size coming in at 650 sqft.

A lot of owners in the Rob Clark are energetic professionals who are busy and on the move, so they don’t spend a lot of time at home (in fact they travel a lot as well). These owners don’t want to pay for space they don’t use, and would prefer to trade a larger space for better condition. They have zero interest in taking on a renovation project.

However, designing their condo’s interior is a whole ‘nother story. Buyers tend to have a strong sense of their own personal style and enjoy decorating and redecorating their Rob Clark condo. The building has a very landlord friendly rental policy so many of these condos make great investments as well. It’s like living in a hip boutique hotel.

In addition to offering very affordable prices for the condition and area, the building has low HOAs and a totally awesome gym!

Location

Finding a walk-able location in LA is hard to find in this city but Rob Clark offers a walker friendly convenient location. Cedar Sinai Hospital, the Beverly Center Shopping Center, the design district of West Hollywood, the high end retail and restaurants of Robertson BLVD, and the restaurants and cafes of 3rd Ave all within walking distance make this a walkers paradise.

5 Minutes to West Hollywood and 5 minutes to Beverly hills. There is a great restaurant Lemonade that hits the spot for lunch, and Beverly Hills Bristol farms, although the Whole Foods and Pavilions of West Hollywood although slightly further away will probably have a stronger draw.

I really like Joan’s on Third for brunch, and there is both a Starbucks and coffee bean at Robertson and Beverly so you can pick you favorite spot to get a latte.  Toca Madera is a popular local watering spot that is great for some nightlife.

In the Beverly Center is the Pacific Theater, which is great for watching an academy award contender, summer blockbuster, or whatever kind of cinema you are into.

Real Estate

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Condos in the Rob Clark are single story floor-plans. A big selling point for the building is CENTRAL HVAC. Not every property in this price range and area have it. The Galley Style Modern Kitchens of the condos feature an open concept with a seating area on the other side of a massive quartz counter top with room for stools. The condo’s Kitchens came equipped with new Stainless Steel Frigidaire Appliances.  In the kitchen, there is a European style all-in-one washer/dryer unit laundry solution. For those that prefer traditional laundry- there is a community laundry room off the lobby.

I love the very rich looking dark engineered Hickory Floors. They run throughout the living room AND bedrooms. In the living room is a floor to ceiling gas chiseled white Quarts fireplace, that adds a bit of pizzazz. Bathrooms have combo tub showers with glass sliders and aquamarine glass tile. Bedrooms have an excellent walk in closet.

CONDO MIX

(22) 2BR
850 sqft  to 950 sqft
$650,000 to $700,00

(68) 1 BR
650 sqft to 800 sqft
$550,000-$650,000

(15) Studio
420 sqft to 500 sqft
$400,000 to $450,000

Record Sale $750,000 2/9/2017

Turnover 7% (about 6 a year or one every two months)

Appreciation 3% (very hard to tell long term trend since only 10 years of sales history)

Amenities

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Heated Pool and Outdoor BBQ

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Gym

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Lobby

Parking & Laundry

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Each condo has a European style all-in-one laundry unit in the kitchen. In addition to this, there is Community laundry room.

Every condo has at least one parking space in gated garage. The two bedroom condos have two parking spaces. Sorry, there are no Guest Parking spaces.

Home Owners Association

HOA dues Monthly Cost? $350/mo to $420/mo.

HOA dues cover? Water & Trash, Building Insurance, Common Area Maintenance, and Reserves.

HOA exclude? Electricity, Gas, Internet, Cable, H-06 insurance

Any special assessments? No

Pet Policy? 2 Pets per residence.

Rental Policy? No AirBnB. Otherwise no restrictions.

EQ Insurance? No

Building Reserves?

Special move in instructions?

Can you have BBQ on the balcony?

Management company?

Ross Morgan
818-907-6622

To view the incredible apartments at The Rob Clark, please call (310) 388-7332 or click the button below to get started.

 

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128 N Swall Dr | Le Chambord Condos

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One of the Best Buildings on the Block! Beautiful Elegant French Condos for Sale in Beverly Center

Le Chambord
128 N Swall Dr
Los Angeles CA 90048

Do you want to practice your french? Le Chambord is fancy, and superb. I personally love these condo’s Living Room French Windows, and the balustraded balcony. 128 N Swall is a newer construction, 30 unit, low rise condo building in Beverly Center. Built-in 1991 by developers Goldrich & Kest, the complex has an Old World European styling with symmetrical columns, balustrade balconies, French doors, hard-stone Marble & Granite and 2 elevators. Traditional furnishings fit best. However, you can have fun and break the rules!

I love this building. It is one of the best buildings in Beverly Center and sells for about $200,000 less than comparable condos in Beverly Hills on Oakhurst, which is great if you don’t need Beverly Hills schools. It’s a quiet building, with an active HOA. Whenever I walk the hallways in the summer I get the shivers, because they are freezing cold! I think every owner here locks their thermostat at 60 degrees! If you are looking for a condo for sale in Beverly Hills, look no further than this gorgeous building! 

Location

128 N Swall is located in the best condo neighborhood of Beverly Center (although some would argue for the West Hollywood area of Beverly Center). 128 N Swall neighborhood is located right NEXT to Beverly Hills. It definately has the Beverly Hills feeling about the neighborhood. In the last 5 years with the comeback of the Beverly Center and growth on 3rd street, the walkability has dramatically increased- it was average before, and now I would say above average. 128 N Swall in between Beverly and 3rd. Condos are a short walk to Cedars-Sinai Hospital, the mega shopping mall the Beverly Center, and the nearby cities of West Hollywood and Beverly Hills.

There are so many dining options! Celebrity Hotspot the Ivy is a block away. Trendy Lemonade is on Beverly. Bristol Farms grocery is on the corner of Doheny and Beverly. Both 3rd St and Melrose have a number of restaurants as well as the Beverly Center. New Comer Henry’s is quickly rising, and the Granville across from the grove are nearby.

If you need some new furniture to decorate your condo, the best of the best furniture retailers in Los Angeles are located in the area. The Pacific Design Center with the great blue whale is up Robertson. Restoration Hardware’s new “RH Modern” store is across the street from the Ivy. Italian Furniture maker Minotti has a store on Beverly. Basically, every company you see in Elle Decor or  Architectural Digest has a showroom in the area.

Robertson offers high-end retail clothing stores such as Chanel, Michael Kors, The Kooples, Jovani’s, All Saints, and Greg Chapman’s.

Are you a Starbucks person or a Coffee Bean Person? Whichever side of the fence you are on,  both coffee shops are across the street from each other at the corner of Beverly and Robertson. Now there is a Blue Bottle to for all you third-wavers- yes your coffee tastes better. 

With such a prime location, why would you not want to look at this condo for sale in Los Angeles next to Beverly Hills?

Real Estate

Turnover Ratio? 3.5% or about 1 condo a year.

Record sale: $1,050,000 8/25/2016

Appreciation: 4%

128 N Swall is 4 stories, with the Condos on the 4th Floor being the Penthouses. There are 8 condos on each floor, except for the first floor which only has 6 condos to make room for the entry (‘02) and the gym and conference room (‘04).

All of the floor plans are single level and have 2 bedrooms + den and two and a half bathrooms.

Square footage ranges from 1,350 sqft to 1,762 sqft. Bedrooms are a split layout. Condos have grand formal entries flanked by four vertical columns, marble floors, and raised ceilings. This is a great opportunity to decorate with an intricate stone inlay. A circular pattern would align with the cove ceiling above. If a new marble flow is out of the budget, a circular rug also does the trick, if you want to add some Oomph to the Entry.

Off the Entry is a Powder Room and Laundry Room. The Laundry room has space for side by side washer and dryer with some cabinets above.

The Main Room has three spaces the work with each other- the Living Room, Dining Room, and Den. Den’s can work for a bedroom but they won’t be very private. The dens work great for libraries, offices, play areas, and hobby rooms. The formal dining room comfortably seats 6. Living Rooms are about 250 sqft to 300 sqft and have a huge stone mantel fireplace as a focal point. The fireplace can be set up to burn wood or use gas.

condo for sale in beverly hills floor layout

Connected to the living room are french doors that lead out to a private Balcony. Condos in the ‘01, ‘02, and ‘03 stacks have street-facing views of Swall. Stacks ’04 and ’05 face the interior courtyard with the pool and spa, and ’06, ’07 and ’08 are street-facing to Clark.

Kitchens are galley style and have granite countertops. There is a nice breakfast area room for a round table and two chairs that is a nice place to sit and have your morning coffee while reading the paper. The Stove is gas.

Bedrooms have a split layout. Each bedroom has a full en-suite bathroom. The Master bedroom is larger in size than the other bedroom suite and has a walk-in closet and large master bathroom. The master bathroom has a separate tub shower and double vanity.

Penthouses have a large round skylight in their foyers.

For the time being the HOA does not allow wood flooring on the 2nd, 3rd and fourth floors, but they have been talking about revising the CCRs.

Top Amenities in the Best Condo for Sale in Beverly Hills

Pool

condo for sale in beverly hills pool

-Rec Room (has a kitchen)

condo for sale in beverly hills conference room

-Gym (new equipment in last 5 years)

condo for sale in beverly hills gym

-Lobby

condo for sale in beverly hills lobby

Storage Unit

condo for sale in beverly hills available storage

(2) Elevators

Parking and Laundry

condo for sale in beverly hills parking

Each condo has two deeded parking spaces in a subterranean garage that you enter from Swall. Parking spaces are mixed between side by side and tandem, but mostly side by side. There is plenty of guest parking. The building has 15 guest parking spaces.

condo for sale in beverly hills laundry

Laundry is inside each condo in a Laundry Room located off the main entrance. Side by side washer and dryer with gas hook up and some cabinet space for linens and detergent and a door that closes to block sound when machines are running.

FAQs on this Condo for Sale in Beverly Hills

Home Owners Association

The homeowners association is very active- they meet once a month.

HOA dues Monthly Cost? $685/mo. per condo

HOA dues cover? Water & Trash, Common Area Maintenance, Building Insurance, EQ Insurance, Reserves

Owner Pays? Electric, Gas, Internet, Cable, Condo Insurance

Any special assessments? None

Pet Policy?

Rental Policy? The lease must be at least 1 year or longer.

EQ Insurance? Yes (15% deductible)

Building Reserves? $250,000

Special move in instructions? $250 Move-in Fee

Can you have a BBQ on the balcony? NO

Management Company:

Manhattan Mgmt Inc
16350 Ventura Blvd # 309
Encino, CA 91436
(818) 907-6047

Manager: Cookie Valente
818-990-4436

Are you ready to view this incredible condo for sale in Beverly Hills? Do you have more questions?

Please call me directly at (310) 388-7332 or click the button below and I will be in touch shortly!

 

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118 N Kings Rd | Beverly Center Condos

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.

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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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