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310 22nd Street, Santa Monica, CA 90402

$9.95M6bd · 8ba · 7,054 sqft
Lot 7,574 sqft•Single Family Residence•
Active
•46d on market•MLS# 00-26985135

Property Description

Set within one of Santa Monica's most coveted residential enclaves, North of Montana Avenue, this 7,000+ square-foot residence underwent an extensive indoor and outdoor renovation completed in 2026. Move-in ready, this smart home pairs timeless architecture with sophisticated interiors and resort-style living, offering an effortless sense of privacy and tranquility while remaining moments from the best of Montana Avenue, the Brentwood Country Mart, and the Westside. From the moment you enter, the home feels warm, refined, and exceptionally well considered. Wide-plank white oak floors, soaring ceilings, and abundant natural light create an elegant backdrop throughout the main living spaces. The oversized living room centers around a dramatic natural-stone fireplace, while the open formal dining room flows seamlessly from the living room to the kitchen. Integrated smart-home systems manage lighting, sound, security, climate, and the pool with ease. The newly built kitchen is as beautiful as it is functional, featuring custom cabinetry, white oak beams, marble countertops, Viking appliances, and a charming eat-in breakfast nook, with an adjoining laundry room. Large French doors open the kitchen and adjoining family space directly to the outdoors, creating a natural setting for everyday living and entertaining. The lower level is designed for entertaining and relaxation alike, anchored by a theater and game room with a 4K projector, wet bar, and wine closet. A guest ensuite with a private French-door entrance, a private office with its own private entrance, a dedicated second laundry room, and a gym complete the level. Upstairs, the primary suite serves as a peaceful escape with two walk-in closets, opening to a balcony with sweeping views toward the Santa Monica Mountains and surrounding treetops. The luxurious bath features dual vanities, a soaking tub with treetop views, a glass-enclosed shower, and two private water closets. Two additional ensuites are filled with natural light, including one with a delightful loft, while a separate lounge/library anchors the upstairs for relaxation and family life. Outside, the property truly comes into its own. The newly created backyard oasis centers around a brand-new pool with an attached spa and Baja shelf, surrounded by lush landscaping and complete with an outdoor kitchen, a large wood-burning/gas fireplace, and a dedicated pool bathroom. A detached guest house with a new full-size kitchen provides an exceptional level of flexibility, whether used for visiting guests, extended family, a private office, or a quiet retreat. A two-car garage and a separate one-car garage complete the offering. Located on a picturesque, tree-lined street north of Montana Avenue, the home places you minutes from Santa Monica's beaches, parks, and acclaimed schools, along with the shopping and dining on Montana Avenue, San Vicente, and the nearby Brentwood Country Mart. Private, beautifully renovated, and designed for modern California living, this is a home that feels as exceptional as it is welcoming.

Features & Amenities

FeeBuilt 1989

Property Details

Land Type
Fee
Year Built
1989
Property Type
Residential
Property Subtype
Single Family Residence
Heating
Central
Cooling
Central Air
View
Courtyard, Hills, Mountain(s)
Flooring
Wood
City
Santa Monica
Zip Code
90402
County
Los Angeles
Listed byCarolwood Estates, Bjorn Farrugia

Mortgage Calculator

Current Rates

$
$
%
Monthly Payment
$50,312.61
Principal & Interest
Loan Amount
$7,960,000
Total Interest
$10,152,541
Total Payment Over 30 Years
$18,112,541
This calculator provides estimates only. Actual mortgage payments may include taxes, insurance, HOA fees, and PMI. Contact a lender for accurate quotes.

Comparative Market Analysis

Luxury Tier · 5 active · 5 closed

310 22nd Street, Santa Monica, CA 90402

Santa Monica · Single Family Residence

$9.95M
Luxury Tier
Beds
6
Baths
8
Sqft
7,054
Lot
7,574 sqft
Year
1989
$/Sqft
$1411
Pool: Yes✓
Spa: Yes✓
View: mountain✓

Listed 6.6% below the median closed sale of $10,650,000. Closed comps sold at 91% of list — buyers have negotiating leverage. Luxury tier — fewer comparable sales widen the confidence range.

Price Position

Priced below the market — value advantage over the field.

Price advantage
Subject listed at $9.95M· $1,411/sqft
Total list price
Closed comps
vs closed median $10.65M
−$700K (−6.6%)
Active comps
vs active median $10.00M
−$50K (−0.5%)
Price per sqft
Closed compsinsufficient comp data
Active comps
vs active avg $/sqft $1,730
−$319 (−18.4%)

Active Properties (5)

Active Comparables

AddressCityYearBDBTHSqFtLotSzLP/SqFtLPDIMScore
618 15th StreetSanta Monica2016697,0277,498$1,423$10.00M3475
13731 Romany DrivePacific Palisades1998576,73215,550$1,559$10.49M14161
324 Medio DriveLos Angeles2021565,2109,969$1,915$9.97M30154
130 Bristol AvenueLos Angeles1924454,93024,700$2,230$10.99M2448
13574 D'Este DrivePacific Palisades1959566,10017,005$1,524$9.29M5148
Total: 5 · Average5.06.65,999.814,944.4$1,730.2$10.15M110.2
Median6,100$10.00M

Closed Properties (5)

Closed Comparables

AddressCityYearDateBDBTHSqFtLotSzLPSPSP/SqFtSP/LPDIMScore
210 21st StreetSanta Monica202010/08/2026686,5368,937$11.99M$11.33M$1,7330.944177
448 21st StreetSanta Monica201710/01/2026687,3118,954$11.29M$11.41M$1,5611.012877
416 21st PlaceSanta Monica202407/07/2026686,3709,020$13.99M$10.65M$1,6720.7625076
615 23rd StreetSanta Monica202506/30/2026797,4528,700$10.99M$10.00M$1,3420.9111765
13120 Nimrod PlaceLos Angeles—06/22/2026567,0009,363$10.99M$10.30M$1,4710.9411064
Total: 5 · Average6.07.86,933.88,994.8$10.74M$10.74M$1,555.8—109.2
Median7,000$10.65M$10.65M

Market Analysis

List vs Sale $/SqFt

Sale Price Trend

Days on Market

Sale vs List Price

AI-generated CMA

This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.