About the Building
Aman Residences, Beverly Hills is the residential component of One Beverly Hills, the 17.5-acre development rising at 9900 Wilshire Boulevard where Wilshire meets Santa Monica Boulevard, beside the Beverly Hilton and Waldorf Astoria. It is Aman's first West Coast destination, combining a 10-storey, 78-suite Aman hotel, an Aman Club and Aman-branded homes within a master plan by Foster + Partners and roughly ten acres of gardens and open space by landscape firm RIOS. Cain International, in partnership with Eldridge Industries, leads the reported ten-billion-dollar project; earlier coverage also credited Alagem Capital Group, the Beverly Hilton's longtime owner.
Precision matters here, because coverage describes the residences two ways. When Beverly Hills approved the project, Urbanize LA reported two Foster + Partners condominium towers — since described at 28 and 31 storeys, earlier at 28 and 32 — plus a separate 10-storey Aman hotel building containing 37 Aman-branded condominiums and a private club; the Architect's Newspaper likewise counted 'over three dozen' homes in the hotel structure. Current marketing folds the entire offering under the Aman name: Cain, Suffolk Construction and the Beverly Hills Chamber now describe 'two Aman-branded residential towers,' with Urbanize reporting up to 200 condominiums in total across the project.
Design attribution has evolved with the scheme. Kerry Hill Architects — the Singapore-based studio behind many Aman properties — designed the hotel and, per Cain, the 100,000-square-foot Aman Club; a July 2025 Suffolk Construction release also credits KHA as design architect of the first residential tower, with Adamson Associates as executive architect, while Foster + Partners retains the master plan credit and headlined the towers in approval-era coverage. Aman describes the architecture as celebrating 'the simplicity and elegance of California's modernist design aesthetic,' and Robb Report describes timber-wrapped towers whose open interiors and garden terraces create, in the words of KHA's Tanuj Goenka, 'layers and a sense of depth.'
The service proposition is what buyers pay the Aman name for. Aman's own materials state the residences are 'fully serviced by Aman,' with dedicated wellness facilities plus 'priority access to those of the neighbouring hotel,' secluded dining venues, and interiors in a neutral palette with expansive terraces — 'each with private pools,' in the description published by OKO Group, whose founder Vlad Doronin chairs Aman. Ownership carries access to the Aman Club, which Robb Report describes as offering dining, wellness programming and cultural experiences 'exclusively for residents and select Aman partners.' These are developer and operator descriptions; binding service terms live in the offering documents.
This is a pre-construction purchase. Site work began in 2024, vertical construction started in autumn 2025, and in March 2026 Cain and Eldridge finalized $4.3 billion in construction financing — a $2.8 billion senior loan led by J.P. Morgan and a $1.5 billion mezzanine loan from VICI Properties, per Businesswire and trade coverage. Sales opened in 2025; Robb Report reported the first tower roughly 60 percent under contract or in reservation, a developer-supplied figure, and The Real Deal reported a record-seeking penthouse listing in July 2026. Cain targets phased delivery beginning in 2027; Urbanize and Aman's site point to 2028 for first openings.
Amenities & Services
The Residences
Robb Report cites residences from 3,100-square-foot two-bedrooms to 10,500-square-foot 'sky mansions,' with penthouses near 25,000 square feet; Cain's financing releases cite two-bedrooms from roughly 2,550 square feet, so treat published ranges as evolving.
Urbanize LA's approval-era reporting counted 37 Aman-branded condominiums inside the 10-storey hotel building; today Cain describes two Aman-branded residential towers, and Urbanize reports up to 200 condominiums project-wide. Confirm the current condominium plan before contract.
Aman describes design 'celebrating the simplicity and elegance of California's modernist design aesthetic' — lofty volumes, neutral palettes, garden layering. Suffolk's release credits Kerry Hill Architects as tower design architect, with Adamson Associates executing.
Marketing from Aman and OKO Group describes 'generous interiors and vast terraces, each with private pools' — the developer's characterization, not yet a verifiable spec sheet. Approval-era coverage described plunge pools on select tower units.
Aman's materials promise 'softness and warmth central to the design language,' with neutral tones and city views; KHA's Tanuj Goenka, in Robb Report, likens interiors to a painting's foreground, midground and background layers.
RIOS is planting ten acres of gardens — 2,100 trees, two miles of paths — around the buildings; Cain's releases describe residence views toward the Pacific, Hollywood Hills and downtown Los Angeles from upper floors.
Due Diligence
New California condominiums sell under a DRE public report; before signing, establish how deposits are held and escrowed, what conditions release them to the developer, and your remedies if delivery slips or specifications change.
Published targets have already moved — approval-era coverage said 2026, Cain now says phased delivery from 2027, Urbanize and Aman's site indicate 2028 for first openings. Projects of this scale routinely slip further; contract accordingly.
Aman's name and services operate under licence and management agreements between operator and developer. Review their term, renewal and termination provisions — if the arrangement ever ends, the brand premium you paid may not survive it.
No figures are published, but Aman-serviced buildings carry structurally high charges: hotel-grade staffing, wellness facilities and Club operations flow into owner assessments. Get the projected fee schedule in writing and stress-test it upward.
The offering documents' projected operating budgets are estimates for a building with no operating history; first-year budgets for service-heavy branded residences commonly understate stabilized costs. Have counsel and an accountant review assumptions line by line.
Trade press reported $4.3 billion in construction financing finalized March 2026 — a J.P. Morgan-led senior loan and VICI Properties mezzanine debt. That materially reduces completion-funding risk, though it guarantees neither schedule nor final specification.
There is no closed-resale history here and no comparable Aman urban residence on the West Coast; value evidence today is developer pricing and developer-reported absorption. Assume limited liquidity between contract signing and several years post-delivery.
Robb Report describes Aman Club access 'exclusively for residents and select Aman partners.' Confirm in documents whether membership is appurtenant to the residence, whether it transfers on resale, and what initiation or dues obligations attach.
Everything above is drawn from public records, city permit data and published sources. The association’s statutory disclosure package is the only authoritative answer on dues, rules, reserves, insurance and litigation — Ben will request it and read it with you before you remove contingencies.
Common Questions
Keep Exploring
More about the neighbourhood: Beverly Hills
Off Market & Coming Soon
Residences here reach the open market rarely, and some never do. Ask Ben to tell you when one is coming, including quietly.
Work With Ben
Units here often trade before they are ever listed. Tell Ben what you are looking for and hear first when something opens up, including off market.
Start the ConversationOff Market & Coming Soon
Residences here reach the open market rarely, and some never do. Ask Ben to tell you when one is coming, including quietly.
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