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1300 Midvale Ave is a 6-story, 60 unit, mid-century condo building in Westwood. Westwood Gardens was built as apartments in 1968 by developer Oscar Altman at a cost of $1,500,000. Oscar Altman himself was an amateur sculptor. He commissioned a custom piece of artwork that hangs in the atrium. The architecture of Westwood Gardens is a mix between Midcentury Industrial Modern Welton Beckett 1965 LAMCA and 1943 Rational Italian Palazzo Della Civilta Italiana. In 1979, prominent Westwood Developer Kam Hekmat of Indivest converted the apartments into condos. Indivest also condo converted Park Westwood, Village House (11044 Ophir), and 540 Kelton.
Although not in the Westwood Village neighborhood per se, Midvale is very close, and should be considered by Westwood Village Condo Buyers, especially since there are so few condos in the village!
Westwood Gardens has an excellent walking location, beautiful mature trees, upside potential and great balconies. The HOA has recently redone the Lobby and is planning to paint the hallways. However, there is still a lot more work to do to bring 1300 Midvale up to date. The first thing should be replacing the elevators and redo the hallways which need new carpet and the popcorn ceilings smoothed. The Spa and the rec room could use some love.
From the front steps, you might overhear a skinny blond 30 something wearing a pair of $600 Gucci sunglasses ordering a Salmon Skin Salad for lunch- to be delivered. Or see Blue and Gold emblazoned UCLA sweatshirts in their native habitat- purchased freshman year from the student union bookstore.
Westwood Gardens is just a 5-minute walk to UCLA campus/Westwood Village and Hammer Museum, or at the same distance- visit the restaurant and shops of Westwood Blvd. Taste of Tehran is my favorite Persian restaurant in Westwood to do lunch.
Easy access to the 405 freeway. A large park- Veteran Park, is nearby, but there are a lot of homeless now. The closest grocery store is Bristol farms on the corner of Ohio and Westwood Blvd. Trader Joes and Ralphs are in Westwood Village. Bustling Century City Westfield Mall or the sleepier Westside Pavillion is there for all your shopping needs. Being close to a college campus (one of the most beautiful in the country in my opinion and they have a fantastic extension program), you don’t have to look far for a coffee shop! Or a study partner! The Neighborhood is urban and has high density, with a mix of large apartment buildings, and condo buildings.
There are 60 condos total. The Layout of the building is an L Shape, the outside of the L faces Wellworth on the North and Midvale on the West. Condos that face these directions get indirect sunlight and tree top views. Condos on the inside face the Rec Facility and Pool Area, since they face south, they get direct natural light. I prefer the view of the trees personally. One unique thing about Westwood Gardens is that its walls are plaster, not drywall or sheetrock. Plaster is a more expensive material and has better insulation properties for heat and noise. Plaster is more expensive to repair than drywall, and harder to find a competent contractor. You have to pay for quality
To me, the building almost feels like an art museum like the old Midcentury LACMA building (demolished) the way it is laid out. I love the atrium!
One of the best features of Westwood Gardens is its great balconies! Every condo has at least one gracious sized balcony, Floorplans in the ’01 Stack and the ’07 stack have 3 balconies! The Balconies dimension and size range from 60 sqft (12ft x 5ft) to 120 sqft (16ft x 7ft).
Condos are a mix of 1Br and 2Br floorplans, they are all single level. The building is divided evenly between 1 bedrooms and 2 bedrooms. There are (30) 1 Bedroom condos and (30) 2 Bedroom condos.
1 Bedrooms: 750 sqft to 950 sqft
2 Bedrooms: 1,000sqft to 1,400 sqft
Record Sale: $654,000 6/9/216
Turnover Ratio: 7% (about 4 sales a year on average)
Since the building was built in 1968 condos that have not been remodeled are dated. Many condos are remodeled. The Original Ceilings were Popcorned- many owners have smoothed their ceilings and added recessed lighting cans.
The building is completely Electric (except for community laundry rooms)- this means that in the kitchen the range is electric, and the water heater is also electric.
The heating and cooling system in this building is a little funky. The Cooling system is commercial and maintained by the HOA similar to what you would see in high-rises on the Wilshire Corridor.
There is a large chiller on the roof that sends cold water to the heat pumps in each condo for air conditioning. Unlike normal heat pumps, these heat pumps cannot be reversed to both heat and cool but only cool. The building was built with a completely separate heating system. The original heating system was electric radiant heating embedded in the ceiling. Some of these ceiling electric radiant heating systems still work, in a few condos. The majority don’t work and are broken. No companies service this type of system anymore either so it cannot be repaired. The HOA does not maintain the Electric Radiant heating system nor will the install a new heating system if your condo does not have heat. The HOA has put the responsibility of heat on the owner. Many owners hire HVAC companies to install floor radiators ($4,000-$5,000), or a split wall mounted system ($3,000 per unit installed).
Westwood Garden Amenities
One of my favorite features of Westwood Gardens is the 40-foot cubist wall sculpture in the Atrium. The sculpture is a little spoiled nowadays by the placement of Bird Spikes. I guess Pigeons found the curves of the shapes to be a perfect roosting spot.
-Pool (pool hours?) Hours of use: 8:00 a.m. to 10:00 p.m. + Spa
-Storage Bin- Each condo gets a storage locker in a storage room in P2.
-Elevators 2 elevators a freight elevator and normal elevator
Parking & Laundry
Parking is in two gated garages. Each garage is on its own level.
The ground level garage entrance is on Welworth.
The Underground garage access is on Midvale. (1) deeded parking space for 1 bedroom condos and (2) deeded parking spaces for 2 bedrooms condos. There is no guest/visitor parking.
Owners do Rent and Lease parking spaces from one another, check the bulletin board near the mailboxes for updates.
Laundry is community Laundry. There are coin operated laundry rooms on each floor. Washer/Dryers are not permitted to be installed in condos (per HOA and Property management).
Home Owners Association
HOA dues Monthly Cost? $400-$650/mo.
HOA dues cover? Water, Trash, AC, Building Insurance, Common Area Maintenance, Reserve
Owner Pays For? Electric, Internet, Cable, Condo Insurance
Any special assessments? None now, but likely in future
Pet Policy? Maximium 2 pets, either dogs or cats
Rental Policy? No restrictions on the number of rentals or how long an owner must own a condo before they can be rented, so these can be purchased for investment. HOA does specify the Maximum number of occupants: two people maximum in 1 bedrooms and four people maximum in two bedrooms.
EQ Insurance? No Earthquake Insurance
Building Reserves? 100K 15% funded
Special move in instructions? Moving times are 8:00 am to 5:00 pm Monday through Saturday, no moving on Sunday.
Can you have BBQ on balcony?
Kitt Boodsayaskul (Community Manager)
If you are ready to check out this awesome property, or if you have any other questions, please call me directly at (310) 388-7332 or click the button below and I will be in touch shortly!