433 Narcissus, Irvine, CA 92602
433 Narcissus, Irvine, CA 92602
Property Description
Welcome to Pinnacle at the Summit at Orchard Hills by Toll Brothers, an exclusive new, guard-gated community in Irvine. Homesite 104 is a premier new construction residence with beautiful city light views located on a single-loaded street, offering a private and serene location. The Addis floor plan features 5 en-suite bedrooms, 5.5 baths, and approximately 4,354 square feet of thoughtfully designed living space on a large 6,316 square foot homesite, complete with a 2-car garage. Upon entering, the home provides an impressive two-story foyer entrance featuring a floating staircase. The kitchen features a striking large kitchen island, Wolf stainless steel appliances, 48" Subzero built-in refrigerator. The serene primary suite offers a large walk-in closet and a spa-like bath with dual vanities, soaking tub, and luxe shower with seat. Additional highlights include a first-floor powder room, second-floor laundry, and abundant storage throughout. Estimated completion is Summer 2027, representing a limited opportunity in one of Irvine’s most desirable staff-gated hillside communities. Residents enjoy resort-style amenities and access to highly acclaimed Irvine schools. Photos provided are of the model home, actual home is under construction.
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Property Details
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About Orchard Hills
This property is located in Orchard Hills, a community in Irvine. Explore more listings in this neighborhood to compare options and pricing.
View Orchard Hills ListingsComparative Market Analysis
Luxury Tier · 5 active · 5 closed
Orchard Hills · Irvine · Single Family Residence
Listed 7.9% below the median closed sale of $5,680,506. Price per sqft ($1,202) is a 17% discount to closed comps ($1,455). Closed comps sold at 103% of list — strong seller's market. Expect a longer timeline — comps averaged 281 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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 417 Narcissus | Irvine | 2027 | 5 | 6 | 4,608 | 5,686 | $1,258 | $5.80M | 44 | 97 |
| 454 Ridgecrest | Irvine | 2026 | 5 | 6 | 4,879 | 6,022 | $1,073 | $5.24M | 45 | 84 |
| 528 PENINSULA | Irvine | 2027 | 4 | 5 | 3,789 | 6,229 | $1,539 | $5.83M | 39 | 76 |
| 137 Prestigo | Irvine | 2018 | 4 | 5 | 3,554 | 5,585 | $1,598 | $5.68M | 174 | 75 |
| 137 Sunset | Irvine | 2015 | 4 | 5 | 4,342 | 10,887 | $1,267 | $5.50M | 127 | 69 |
| Total: 5 · Average | 4.4 | 5.4 | 4,234.4 | 6,881.8 | $1,347 | $5.61M | 85.8 | |||
| Median | 4,342 | $5.68M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 540 PENINSULA | Irvine | 2026 | 10/28/2026 | 4 | 5 | 4,033 | 5,925 | $5.81M | $6.00M | $1,489 | 1.03 | 279 | 77 |
| 564 PENINSULA | Irvine | 2026 | 10/29/2026 | 4 | 5 | 3,968 | 6,006 | $5.84M | $5.99M | $1,509 | 1.02 | 323 | 77 |
| 560 PENINSULA | Irvine | 2026 | 10/23/2026 | 4 | 5 | 3,971 | 6,985 | $5.65M | $5.68M | $1,430 | 1.01 | 327 | 76 |
| 552 PENINSULA | Irvine | 2026 | 10/23/2026 | 4 | 5 | 3,502 | 6,006 | $5.24M | $5.68M | $1,622 | 1.08 | 338 | 75 |
| 532 FIELDHOUSE | Irvine | 2025 | 12/11/2025 | 4 | 5 | 3,789 | 5,600 | $4.63M | $4.65M | $1,226 | 1.00 | 140 | 74 |
| Total: 5 · Average | 4.0 | 5.0 | 3,852.6 | 6,104.4 | $5.60M | $5.60M | $1,455.2 | — | 281.4 | ||||
| Median | 3,968 | $5.68M | $5.68M | ||||||||||
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.