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770 Napoli Drive, Pacific Palisades, CA 90272

$27.0M5bd · 7ba · 7,707 sqft
Lot 33,803 sqft•Single Family Residence•
Active
•27d on market•MLS# 00-26997629

Property Description

An extraordinarily rare offering, this Hamptons-inspired estate occupies an oversized double lot with direct private access to the prestigious Riviera Country Club. Surrounded by mature hedging and lush gardens, the property feels like a secluded retreat, with sweeping fairway views, ocean breezes, and a remarkable sense of tranquility. A gracious wraparound porch sets the tone for the extensively remodeled residence, where timeless East Coast character meets modern comfort, considered finishes, and meticulous craftsmanship. Inside, light-filled living spaces flow effortlessly outdoors, while walls of glass frame the greenery and fairways beyond. Balconies off the upstairs bedroom suites provide peaceful places to unwind, while expansive lawns, idyllic landscaping, and a covered dining pavilion create an enchanting backdrop for entertaining and year-round al fresco living. With its direct golf course access, generous grounds, uninterrupted vistas, and rare sense of privacy, this is a setting that simply cannot be replicated. Beautifully updated, thoughtfully designed, and positioned on one of the Riviera's most coveted lots, it is not only an exceptional place to live but a home that will be cherished for years to come.

Features & Amenities

FeeBuilt 2002

Property Details

Land Type
Fee
Year Built
2002
Property Type
Residential
Property Subtype
Single Family Residence
Heating
Central
Cooling
Central Air
View
Golf Course
Flooring
Tile, Wood
City
Pacific Palisades
Zip Code
90272
County
Los Angeles
Listed byCarolwood Estates, Shana Tavangarian

Mortgage Calculator

Current Rates

$
$
%
Monthly Payment
$136,526.69
Principal & Interest
Loan Amount
$21,600,000
Total Interest
$27,549,610
Total Payment Over 30 Years
$49,149,610
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 · 3 closed

770 Napoli Drive, Pacific Palisades, CA 90272

Pacific Palisades · Single Family Residence

$27.0M
Luxury Tier
Beds
5
Baths
7
Sqft
7,707
Lot
33,803 sqft
Year
2002
$/Sqft
$3503
Pool: Yes✓
Spa: Yes✓
View: golf✓

Listed in line with the median closed sale of $26,515,000. Price per sqft ($3,503) is a 21% premium to closed comps ($2,907). Closed comps sold at 84% of list — buyers have negotiating leverage. Luxury tier — fewer comparable sales widen the confidence range.

Price Position

Aligned with the market — fair pricing for the comps.

At market
Subject listed at $27.00M· $3,503/sqft
Total list price
Closed comps
vs closed median $26.52M
+$485K (+1.8%)
Active comps
vs active median $25.00M
+$2.00M (+8.0%)
Price per sqft
Closed compsinsufficient comp data
Active comps
vs active avg $/sqft $2,830
+$673 (+23.8%)

Active Properties (5)

Active Comparables

AddressCityYearBDBTHSqFtLotSzLP/SqFtLPDIMScore
900 Napoli DrivePacific Palisades1963577,16728,777$3,488$25.00M11685
814 Toulon DrivePacific Palisades2013678,00818,604$2,996$24.00M180965
800 Brooktree RoadPacific Palisades2022879,70845,193$2,575$25.00M13762
506 Georgina AvenueSanta Monica—81210,00011,087$3,000$30.00M15047
652 Chautauqua BoulevardPacific Palisades20075913,62959,502$2,091$28.50M2646
Total: 5 · Average6.48.49,702.432,632.6$2,830$26.50M447.6
Median9,708$25.00M

Closed Properties (3)

Closed Comparables

AddressCityYearDateBDBTHSqFtLotSzLPSPSP/SqFtSP/LPDIMScore
355 Bristol AvenueLos Angeles192411/21/2025686,19057,778$30.00M$26.52M$4,2840.8815546
12846 Highwood StreetLos Angeles202309/01/20265913,07721,947$34.50M$26.00M$1,9880.7512445
684 Firth AvenueLos Angeles202405/28/202661012,65284,000$34.99M$31.00M$2,4500.893818
Total: 3 · Average5.79.010,639.66754,575$27.84M$27.84M$2,907.333—105.66666666666667
Median12,652$26.52M$26.52M

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.