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9705 Oak Pass Road, Beverly Hills, CA 90210

$12.99M6bd · 9ba · 8,829 sqft
Lot 25,234 sqft•HOA $1800/mo•Single Family Residence•
Active
•32d on market•MLS# 00-26995467

Property Description

A remarkable expression of warm contemporary architecture by acclaimed architect Noah Walker, set behind the exclusive gates of Oak Pass Road in 90210. Surrounded by mature trees and overlooking the canyon, this newly completed 6-bedroom, 9-bathroom estate offers a rare combination of architectural significance, privacy and true Southern California indoor-outdoor living. Designed around its natural setting, the residence pairs dramatic scale and clean modern lines with an unusually warm material palette of rich wood, brick, stone and expansive walls of glass. A striking arrival introduces soaring volumes, a 10-foot living greenery wall and wood-clad ceilings before opening to the heart of the home: a spectacular two-story living space where approximately 50 feet of automated Fleetwood doors disappear completely, dissolving the boundary between the interiors, central courtyard, pool and surrounding landscape. Rather than separating the home from its grounds, the architecture embraces them. Living and entertaining spaces flow directly to the pool and spa, fire pit, outdoor kitchen, dining terrace, lawns and multiple lounge areas, all framed by mature oak trees and tranquil canyon views. The result is an exceptional sense of openness and privacy rarely found this close to the heart of Beverly Hills. The chef's kitchen combines sculptural design with serious functionality, featuring dual islands, custom cabinetry, Wolf and Sub-Zero appliances and Miele coffee systems. Throughout the residence, walls of glass, warm wood ceilings and carefully considered sightlines draw natural light and landscape into nearly every living space. The expansive primary suite occupies its own private retreat with a fireside sitting area, spa-inspired bath and large private terrace overlooking the canyon. Five additional bedroom suites provide generous accommodations for family and guests. A complete collection of luxury amenities includes a private movie theater, gym, Himalayan salt sauna, steam showers, temperature-controlled wine display and integrated Crestron smart-home technology. Multiple entertaining areas, indoor and outdoor fireplaces and extensive terraces allow the property to transition effortlessly from quiet everyday living to large-scale entertaining. Private, architectural and deeply connected to its surroundings, this is a distinctly different vision of modern luxury in Beverly Hills Post Office. Located within the coveted gated Oak Pass Road enclave, the estate offers the privacy and serenity of a secluded canyon retreat with convenient access to Beverly Hills, Bel Air and the best of Los Angeles.

Features & Amenities

FeeBuilt 2024

Property Details

Land Type
Fee
Year Built
2024
Property Type
Residential
Property Subtype
Single Family Residence
Heating
Central
Cooling
Central Air
View
Hills, Mountain(s), Panoramic
Flooring
Tile, Wood
City
Beverly Hills
Zip Code
90210
County
Los Angeles
Listed byThe Beverly Hills Estates, Spencer Payson

Mortgage Calculator

Current Rates

$
$
%
Monthly Payment
$65,709.79
Principal & Interest
Loan Amount
$10,396,000
Total Interest
$13,259,525
Total Payment Over 30 Years
$23,655,525
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

9705 Oak Pass Road, Beverly Hills, CA 90210

Beverly Hills · Single Family Residence

$12.99M
Luxury Tier
Beds
6
Baths
9
Sqft
8,829
Lot
25,234 sqft
Year
2024
$/Sqft
$1472
Pool: Yes✓
Spa: Yes✓
View: city✓

Listed 13.0% above the median closed sale of $11,500,000. Price per sqft ($1,472) is a 33% discount to closed comps ($2,188). Closed comps sold at 90% of list — buyers have negotiating leverage. Expect a longer timeline — comps averaged 122 days on market. Luxury tier — fewer comparable sales widen the confidence range.

Price Position

Positioned above the market — commands a premium.

Premium
Subject listed at $12.99M· $1,472/sqft
Total list price
Closed comps
vs closed median $11.50M
+$1.50M (+13.0%)
Active comps
vs active median $12.99M
$0 (0.0%)
Price per sqft
Closed compsinsufficient comp data
Active comps
vs active avg $/sqft $1,625
−$153 (−9.4%)

Active Properties (5)

Active Comparables

AddressCityYearBDBTHSqFtLotSzLP/SqFtLPDIMScore
2641 Hutton DriveBeverly Hills2024588,00021,940$1,619$12.95M57769
13320 Mulholland DriveBeverly Hills1990579,37532,280$1,376$12.90M18069
9988 Liebe DriveBeverly Hills1965687,86664,148$1,843$14.50M14259
2481 Summitridge DriveBeverly Hills2002677,14846,391$1,818$12.99M4556
9818 Hythe CourtBeverly Hills—9109,54016,485$1,467$13.99M86356
Total: 5 · Average6.28.08,385.836,248.8$1,624.6$13.47M361.4
Median8,000$12.99M

Closed Properties (5)

Closed Comparables

AddressCityYearDateBDBTHSqFtLotSzLPSPSP/SqFtSP/LPDIMScore
1645 CarlaBeverly Hills197107/16/2026465,41227,714$13.50M$11.43M$2,1130.8513357
1760 CarlaBeverly Hills196711/18/2025554,88125,642$13.50M$12.90M$2,6430.9615956
9551 Lime Orchard RoadBeverly Hills197410/08/2026666,06225,904$13.99M$11.50M$1,8970.8220955
9551 Oak Pass RoadBeverly Hills201804/13/2026355,44213,864$12.50M$11.15M$2,0490.897355
1166 Summit DriveBeverly Hills201106/22/2026475,59335,680$13.00M$12.52M$2,2390.963755
Total: 5 · Average4.45.85,47825,760.8$11.90M$11.90M$2,188.2—122.2
Median5,442$11.50M$11.50M

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.