113 Appian, Irvine, CA 92602
113 Appian, Irvine, CA 92602
Property Description
$160K builder upgrades! Enjoy stunning sunset, city-light, and mountain views from this newer 4-bedroom, 3-bathroom home with a spacious loft, ideally situated on a premium view lot in the guard-gated Reserve at Orchard Hills. Positioned alongside the community’s former model homes, this residence enjoys a distinctive and private setting with no homes directly behind. The front overlooks a landscaped guest parking area with no home directly across the street, creating an open, low-density feel. A wall of floor-to-ceiling windows and two panoramic sliding glass doors fill the living area with natural light and create seamless indoor-outdoor living. Highlights include a first-floor bedroom and full bathroom, builder-upgraded finishes and flooring, a gourmet kitchen featuring a built-in Sub-Zero refrigerator and Wolf appliances, and motorized Hunter Douglas shades. No neighbors in front and no neighbors behind. Just a 2–3-minute walk from the community park, pool, and clubhouse. Additional community amenities include two resort-style pools, playgrounds, and sports courts. Served by award-winning Irvine Unified schools, including Canyon View Elementary School and Northwood High School.
Features & Amenities
Property Details
Mortgage Calculator
Current Rates
About Orchard Hills
This property is located in Orchard Hills, a community in Irvine. Explore more listings in this neighborhood to compare options and pricing.
View Orchard Hills ListingsComparative Market Analysis
Luxury Tier · 5 active · 5 closed
Orchard Hills · Irvine · Single Family Residence
Listed 7.8% above the median closed sale of $3,245,000. Price per sqft ($1,373) is a 19% premium to closed comps ($1,152). Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Positioned above the market — commands a premium.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 218 Evaroad | Irvine | 2021 | 4 | 3 | 3,175 | 4,201 | $944 | $3.00M | 118 | 82 |
| 532 WESTRIDGE | Irvine | 2027 | 4 | 5 | 3,500 | 4,500 | $1,142 | $4.00M | 39 | 78 |
| 142 Sabbia | Irvine | 2022 | 4 | 4 | 3,349 | 5,131 | $895 | $3.00M | 69 | 77 |
| 112 Green Rdg | Irvine | 2022 | 5 | 6 | 3,543 | 4,250 | $988 | $3.50M | 71 | 75 |
| 25 Garnet | Irvine | 1999 | 4 | 3 | 3,288 | 13,088 | $906 | $2.98M | 25 | 51 |
| Total: 5 · Average | 4.2 | 4.2 | 3,371 | 6,234 | $975 | $3.29M | 64.4 | |||
| Median | 3,349 | $3.00M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 100 Avento | Irvine | 2018 | 10/15/2026 | 4 | 3 | 2,548 | 4,352 | $3.29M | $3.08M | $1,209 | 0.94 | 70 | 97 |
| 111 Appian | Irvine | 2018 | 10/16/2026 | 4 | 4 | 2,800 | 3,973 | $3.60M | $3.60M | $1,286 | 1.00 | 6 | 97 |
| 105 Summerland | Irvine | 2020 | 06/30/2026 | 4 | 3 | 2,909 | 4,334 | $3.23M | $3.13M | $1,075 | 0.97 | 40 | 86 |
| 115 Green Rdg | Irvine | 2022 | 10/09/2026 | 4 | 5 | 3,320 | 5,205 | $3.90M | $3.65M | $1,099 | 0.94 | 65 | 85 |
| 453 Treeline | Irvine | 2025 | 09/02/2026 | 4 | 5 | 2,968 | 3,979 | $3.54M | $3.25M | $1,093 | 0.92 | 268 | 81 |
| Total: 5 · Average | 4.0 | 4.0 | 2,909 | 4,368.6 | $3.34M | $3.34M | $1,152.4 | — | 89.8 | ||||
| Median | 2,909 | $3.25M | $3.25M | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.