
770 Napoli Drive, Pacific Palisades, CA 90272
770 Napoli Drive, Pacific Palisades, CA 90272
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
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 3 closed
Pacific Palisades · Single Family Residence
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.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 900 Napoli Drive | Pacific Palisades | 1963 | 5 | 7 | 7,167 | 28,777 | $3,488 | $25.00M | 116 | 85 |
| 814 Toulon Drive | Pacific Palisades | 2013 | 6 | 7 | 8,008 | 18,604 | $2,996 | $24.00M | 1809 | 65 |
| 800 Brooktree Road | Pacific Palisades | 2022 | 8 | 7 | 9,708 | 45,193 | $2,575 | $25.00M | 137 | 62 |
| 506 Georgina Avenue | Santa Monica | — | 8 | 12 | 10,000 | 11,087 | $3,000 | $30.00M | 150 | 47 |
| 652 Chautauqua Boulevard | Pacific Palisades | 2007 | 5 | 9 | 13,629 | 59,502 | $2,091 | $28.50M | 26 | 46 |
| Total: 5 · Average | 6.4 | 8.4 | 9,702.4 | 32,632.6 | $2,830 | $26.50M | 447.6 | |||
| Median | 9,708 | $25.00M | ||||||||
Closed Properties (3)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 355 Bristol Avenue | Los Angeles | 1924 | 11/21/2025 | 6 | 8 | 6,190 | 57,778 | $30.00M | $26.52M | $4,284 | 0.88 | 155 | 46 |
| 12846 Highwood Street | Los Angeles | 2023 | 09/01/2026 | 5 | 9 | 13,077 | 21,947 | $34.50M | $26.00M | $1,988 | 0.75 | 124 | 45 |
| 684 Firth Avenue | Los Angeles | 2024 | 05/28/2026 | 6 | 10 | 12,652 | 84,000 | $34.99M | $31.00M | $2,450 | 0.89 | 38 | 18 |
| Total: 3 · Average | 5.7 | 9.0 | 10,639.667 | 54,575 | $27.84M | $27.84M | $2,907.333 | — | 105.66666666666667 | ||||
| Median | 12,652 | $26.52M | $26.52M | ||||||||||
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.