1265 Bienveneda Avenue, Pacific Palisades, CA 90272
1265 Bienveneda Avenue, Pacific Palisades, CA 90272
Property Description
Property is currently 4bed/3bath remodeled home with existing tenant, Do Not disturb occupant. Exceptional development and investment opportunity in Pacific Palisades. The property offers the potential to build up to approximately 4,082.5 SF (buyer to independently verify). Previously approved plans (dated 04/04/2022) include a beautifully designed 4,022 SF two-story residence featuring 5 bedrooms, 4.5 bathrooms, a den, an expansive primary suite, and generous living and entertaining spaces. A nearby 5,300 SF residence sold for $8,000,000 in 2023, demonstrating the strong value potential within the neighborhood.The thoughtfully designed second floor captures ocean views from the primary suite and elevated deck, creating an ideal coastal living experience. Plans for the elevated deck and pool have been fully paid and are ready to proceed, offering significant value and time savings to the next owner. The permit for the proposed residence may have expired. Buyers are advised to independently investigate and verify all permits, approvals, development potential, square footage, and requirements with LADBS and other applicable agencies.
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 5 closed
Pacific Palisades · Single Family Residence
Listed in line with the median closed sale of $3,175,000. Price per sqft ($1,827) is a 65% premium to closed comps ($1,106). Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Aligned with the market — fair pricing for the comps.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 17614 Posetano Road | Los Angeles | 1957 | 4 | 3 | 1,967 | 3,787 | $1,525 | $3.00M | 88 | 63 |
| 16647 Charmel Lane | Pacific Palisades | 1964 | 4 | 4 | 3,357 | 10,410 | $983 | $3.30M | 450 | 54 |
| 687 Hampden Place | Pacific Palisades | 2028 | 3 | 3 | 1,721 | 2,906 | $1,740 | $3.00M | 8 | 52 |
| 16632 Calle Jermaine | Pacific Palisades | 1995 | 4 | 3 | 2,781 | 10,995 | $1,041 | $2.90M | 422 | 52 |
| 683 Hampden Place | Pacific Palisades | 2027 | 2 | 3 | 1,763 | 2,996 | $1,699 | $3.00M | 8 | 51 |
| Total: 5 · Average | 3.4 | 3.2 | 2,317.8 | 6,218.8 | $1,397.6 | $3.04M | 195.2 | |||
| Median | 1,967 | $3.00M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1231 El Hito Circle | Pacific Palisades | 1972 | 08/11/2026 | 4 | 3 | 2,322 | 8,212 | $3.00M | $3.13M | $1,346 | 1.04 | 46 | 68 |
| 1257 Bienveneda Avenue | Pacific Palisades | 1972 | 04/14/2026 | 4 | 3 | 2,789 | 16,235 | $3.17M | $2.84M | $1,020 | 0.90 | 83 | 65 |
| 1100 Las Pulgas Place | Pacific Palisades | 1958 | 12/05/2025 | 3 | 3 | 2,588 | 12,590 | $3.40M | $3.17M | $1,227 | 0.94 | 51 | 63 |
| 16485 El Hito Place | Pacific Palisades | 1978 | 06/01/2026 | 4 | 4 | 2,733 | 26,903 | $2.90M | $3.19M | $1,169 | 1.10 | 45 | 52 |
| 16787 Monte Hermoso Drive | Pacific Palisades | 1987 | 06/01/2026 | 4 | 5 | 4,441 | 27,855 | $3.60M | $3.40M | $766 | 0.94 | 137 | 32 |
| Total: 5 · Average | 3.8 | 3.6 | 2,974.6 | 18,359 | $3.15M | $3.15M | $1,105.6 | — | 72.4 | ||||
| Median | 2,733 | $3.17M | $3.17M | ||||||||||
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.