
2118 Leeward, Newport Beach, CA 92660
2118 Leeward, Newport Beach, CA 92660
Property Description
Only four homes on Leeward Lane share this perspective of the Back Bay. 2118 is one of them. Behind that rare setting is a residence transformed with unusual depth and intention. Extensively rebuilt from the studs and expanded by approximately 1,200 square feet, the home now encompasses approximately 4,200 square feet, with five bedrooms, three-and-a-half bathrooms, a private office, professional gym, and expansive upstairs bonus room. The interiors favor craftsmanship over ornament, with solid oak doors, custom millwork, brass hardware, trimless lighting, and heated stone and tile flooring. At the center of the home, the kitchen pairs a 60-inch Wolf range and Thermador refrigeration with marble countertops, custom cabinetry, and a generous walk-in pantry. A 29-foot folding glass wall opens the main living space to the outdoors, creating a seamless connection to the entertaining areas and framing the Back Bay beyond. The primary suite offers its own sense of retreat, with a gas fireplace and spa-inspired bath featuring heated floors and a steam shower. The transformation extends well beyond the visible finishes. Electrical, plumbing, HVAC, sewer, sprinkler, tankless water heating, fiber-optic, audio, and security infrastructure were extensively renewed, while additional details include an upgraded laundry room, wine-storage provisions, recirculating hot water, and an oversized two-car garage. At 2118 Leeward Lane, what was created is as substantial as what was added: a home where architecture, infrastructure, and setting have been considered with equal importance.
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 5 closed
Newport Beach · Single Family Residence
Listed 6.7% above the median closed sale of $8,900,000. Closed comps sold at 90% of list — buyers have negotiating leverage. 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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 1100 Polaris Drive | Newport Beach | 1964 | 3 | 4 | 3,348 | 6,900 | $2,927 | $9.80M | 508 | 71 |
| 1542 Galaxy Drive | Newport Beach | 1964 | 7 | 5 | 5,218 | 18,321 | $1,724 | $8.99M | 60 | 61 |
| 660 Kings Road | Newport Beach | 2017 | 5 | 7 | 4,861 | 8,100 | $2,057 | $10.00M | 227 | 60 |
| 1534 Santiago | Newport Beach | 1967 | 3 | 4 | 2,903 | 10,179 | $3,099 | $8.99M | 136 | 60 |
| 412 Saint Andrews Road | Newport Beach | 2026 | 6 | 7 | 6,497 | 6,710 | $1,570 | $10.20M | 164 | 44 |
| Total: 5 · Average | 4.8 | 5.4 | 4,565.4 | 10,042 | $2,275.4 | $9.60M | 219 | |||
| Median | 4,861 | $9.80M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 218 Evening Star | Newport Beach | 1964 | 10/02/2026 | 5 | 4 | 4,500 | 6,000 | $9.90M | $8.50M | $1,889 | 0.86 | 100 | 73 |
| 736 Harbor Island Drive | Newport Beach | 1979 | 10/07/2026 | 5 | 4 | 3,922 | 5,000 | $9.75M | $9.35M | $2,384 | 0.96 | 107 | 69 |
| 701 Bayside Drive | Newport Beach | 2007 | 08/17/2026 | 5 | 6 | 4,410 | 5,300 | $10.88M | $8.90M | $2,018 | 0.82 | 60 | 66 |
| 1918 Santiago Drive | Newport Beach | 2025 | 04/22/2026 | 4 | 8 | 4,677 | 11,900 | $9.20M | $9.10M | $1,946 | 0.99 | 189 | 66 |
| 648 Harbor Island Drive | Newport Beach | 1981 | 11/19/2025 | 4 | 6 | 3,898 | 5,000 | $9.49M | $8.20M | $2,104 | 0.86 | 98 | 63 |
| Total: 5 · Average | 4.6 | 5.6 | 4,281.4 | 6,640 | $8.81M | $8.81M | $2,068.2 | — | 110.8 | ||||
| Median | 4,410 | $8.90M | $8.90M | ||||||||||
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.