16 Groveside, Aliso Viejo, CA 92656
16 Groveside, Aliso Viejo, CA 92656
Property Description
SPECTACULAR ELEVATED LOCATION, BREATHTAKING VIEWS, AND EXCEPTIONAL POTENTIAL TO GROW! Perched at the highest elevation in the prestigious gated Kensington enclave of Aliso Viejo, 16 Groveside combines timeless elegance, versatility, and sweeping panoramic views of Saddleback Mountain, surrounding valleys, and sparkling city lights. Built by Richmond American Homes, this beautifully appointed residence features 3 spacious bedrooms, 3 bathrooms, and a flexible, expansive floor plan. Inside, soaring ceilings, abundant natural light, and elegant rich hardwood flooring create an atmosphere of warmth and sophistication. Designed for everyday living and effortless entertaining, the home features inviting gathering spaces, a beautiful fireplace, and a chef-inspired kitchen with gorgeous quartz countertops, classic cabinetry, and a generous butcher block center island perfect for cooking and bringing everyone together. Brand-new designer carpeting complements the rich hardwood flooring throughout. Upstairs, the spacious primary suite offers a peaceful retreat, while an enormous open loft presents an opportunity to create one or two additional bedrooms, a home theater, executive office, or bonus room. And the possibilities don't stop there! The oversized 3-car tandem garage offers flexibility, with the third bay presenting potential for conversion into a convenient main-level primary suite, ideal for multigenerational living, extended family, or long-term guests. Imagine transforming this impressive 3-bedroom residence into a 5- or potentially 6-bedroom dream home customized to your needs! Step outside into an extraordinary backyard retreat, where beautiful custom hardscaping, an impressive built-in BBQ, and inviting outdoor entertaining areas create the perfect setting for gatherings, weekend cookouts, or relaxing beneath the Southern California sky. From morning coffee overlooking the hills to evening celebrations against sparkling city lights, this elevated setting offers a remarkable outdoor living experience. Enjoy spectacular sunrises, refreshing coastal breezes, and breathtaking views that make every day feel like a getaway. Ideally situated near Aliso Viejo's parks, scenic hiking and biking trails, shopping, dining, entertainment, and convenient freeway access, this exceptional property combines the privacy of gated living with the best of Orange County. Enjoy a beautiful home today while creating the home of your dreams tomorrow. Welcome to 16 Groveside!
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 5 closed
Aliso Viejo · Single Family Residence
Listed 4.8% below the median closed sale of $2,100,000. Price per sqft ($650) is a 13% discount to closed comps ($743). Closed comps sold at 100% of list — strong seller's market. 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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 35 Hollyleaf | Aliso Viejo | 1996 | 4 | 3 | 2,344 | 4,400 | $736 | $1.73M | 32 | 84 |
| 63 Mallorn | Aliso Viejo | 1995 | 4 | 4 | 2,517 | 5,000 | $695 | $1.75M | 48 | 76 |
| 28141 La Bajada | Laguna Niguel | 1989 | 4 | 3 | 3,078 | 7,410 | $649 | $2.00M | 116 | 69 |
| 46 Golf | Aliso Viejo | 2010 | 4 | 3 | 3,217 | 3,420 | $555 | $1.78M | 24 | 65 |
| 24985 Pam Court | Laguna Niguel | 1999 | 6 | 3 | 3,172 | 5,128 | $583 | $1.85M | 106 | 59 |
| Total: 5 · Average | 4.4 | 3.2 | 2,865.6 | 5,071.6 | $643.6 | $1.82M | 65.2 | |||
| Median | 3,078 | $1.78M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 37 Rockrose | Aliso Viejo | 1996 | 09/14/2026 | 4 | 3 | 2,449 | 4,576 | $2.00M | $2.05M | $837 | 1.03 | 26 | 89 |
| 11 Coastal Oak | Aliso Viejo | 1998 | 07/02/2026 | 5 | 3 | 2,676 | 5,123 | $2.14M | $2.14M | $800 | 1.00 | 41 | 89 |
| 98 Endless Vista | Aliso Viejo | 2000 | 10/08/2026 | 5 | 5 | 3,400 | 5,141 | $2.10M | $2.10M | $618 | 1.00 | 64 | 85 |
| 17 Hollyleaf | Aliso Viejo | 1996 | 07/31/2026 | 4 | 3 | 2,344 | 3,848 | $1.75M | $1.78M | $759 | 1.02 | 41 | 82 |
| 75 Rockrose | Aliso Viejo | 1997 | 01/14/2026 | 6 | 5 | 3,134 | 5,644 | $2.25M | $2.20M | $702 | 0.98 | 41 | 75 |
| Total: 5 · Average | 4.8 | 3.8 | 2,800.6 | 4,866.4 | $2.05M | $2.05M | $743.2 | — | 42.6 | ||||
| Median | 2,676 | $2.10M | $2.10M | ||||||||||
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.