
1140 Summit Drive, Beverly Hills, CA 90210
1140 Summit Drive, Beverly Hills, CA 90210
Property Description
Positioned on one of Beverly Hills' most distinguished residential streets, directly across from the legendary Pickfair Estate, this extraordinary contemporary residence by the internationally acclaimed Thomas Schoos is the product of a meticulous approach to architecture, design, and construction. Conceived as a singular composition of architectural concrete, glass, steel, stone, and timber, the estate reflects Schoos' ability to shape architecture, interiors, and landscape as one complete experience -- where monumental scale is met with warmth, texture, and an exacting attention to detail. A dramatic 35-foot sculptural concrete wall and floating staircase introduce soaring interiors finished in wide-plank French white oak, Italian porcelain, and custom Snaidero cabinetry. Every space, sightline, and transition has been masterfully placed, culminating in an approximately 50-foot motorized glass wall that disappears completely to connect the principal living spaces with expansive terraces and panoramic city views. At the heart of the home, the chef's kitchen features Wolf, Sub-Zero, and Cove appliances alongside a fully equipped concealed catering kitchen, while an exceptional collection of entertaining spaces includes two designer bars, a wine room, family lounge, screening theater, poker room, and a naturally illuminated 10-car subterranean garage beneath a structural glass ceiling. The primary suite occupies its own private setting overlooking the city skyline, complete with a morning bar and coffee station, dual spa-inspired baths finished in Italian porcelain, floating Snaidero cabinetry, steam shower, and intelligent fixtures. Multiple guest suites, flexible staff accommodations, and an open-air lower level further extend the home's versatility. A massive indoor-outdoor fitness studio opens directly to a private entertaining terrace surrounded by lush tropical landscaping, while the grounds encompass a 55-foot quartz-finished infinity pool and spa, sport court, putting greens, and multiple areas for outdoor dining and lounging. Underlying the architecture is a level of engineering rarely encountered in residential construction. The estate is built upon a sophisticated structural framework of concrete, steel, and engineered lumber, supported by commercial-grade infrastructure and materials selected as much for their performance and longevity as for their aesthetic quality. Crestron automation, a commercial-grade ThyssenKrupp elevator, Tesla solar, Mitsubishi VRF climate control, and advanced security systems are integrated throughout. More than a statement of contemporary design, this is a residence conceived beyond the immediate -- built with permanence and integrity to remain exceptional for generations.
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 5 closed
Beverly Hills · Single Family Residence
Listed 6.3% below the median closed sale of $32,000,000. Price per sqft ($2,531) is a 38% discount to closed comps ($4,063). Closed comps sold at 86% of list — buyers have negotiating leverage. Expect a longer timeline — comps averaged 139 days on market. Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Priced below the market — value advantage over the field.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 1200 Laurel Way | Beverly Hills | — | 6 | 9 | 11,283 | 23,663 | $2,924 | $32.99M | 94 | 82 |
| 1210 Laurel Way | Beverly Hills | 2025 | 6 | 9 | 9,856 | 16,384 | $3,018 | $29.75M | 277 | 82 |
| 1357 Laurel Way | Beverly Hills | 2018 | 5 | 9 | 13,400 | 22,002 | $2,448 | $32.80M | 139 | 80 |
| 1169 Loma Linda Drive | Beverly Hills | 2009 | 6 | 7 | 7,500 | 24,086 | $3,993 | $29.95M | 38 | 72 |
| 1270 Shadow Hill Way | Beverly Hills | 1959 | 6 | 8 | 8,650 | 45,964 | $3,757 | $32.50M | 164 | 65 |
| Total: 5 · Average | 5.8 | 8.4 | 10,137.8 | 26,419.8 | $3,228 | $31.60M | 142.4 | |||
| Median | 9,856 | $32.50M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 984 Alpine Drive | Beverly Hills | 1970 | 12/23/2024 | 4 | 5 | 6,569 | 24,512 | $35.00M | $33.00M | $5,024 | 0.94 | 105 | 66 |
| 1414 Donhill Drive | Beverly Hills | 2025 | 06/18/2025 | 6 | 8 | 13,000 | 52,823 | $44.00M | $32.00M | $2,462 | 0.73 | 27 | 66 |
| 901 Oxford Way | Beverly Hills | 2014 | 10/16/2025 | 9 | 13 | 12,664 | 28,747 | $35.00M | $34.00M | $2,685 | 0.97 | 148 | 58 |
| 1005 Alpine Drive | Beverly Hills | 1949 | 04/28/2026 | 4 | 6 | 4,351 | 115,748 | $39.50M | $31.75M | $7,297 | 0.80 | 358 | 49 |
| 9966 Sunset Boulevard | Beverly Hills | 1989 | 07/01/2025 | 6 | 8 | 9,138 | 46,129 | $29.88M | $26.00M | $2,845 | 0.87 | 55 | 46 |
| Total: 5 · Average | 5.8 | 8.0 | 9,144.4 | 53,591.8 | $31.35M | $31.35M | $4,062.6 | — | 138.6 | ||||
| Median | 9,138 | $32.00M | $32.00M | ||||||||||
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.