About the Building
Beverly Hills built almost nothing multi-family in the 2000s, so the buildings that did get approved tell you what the city was willing to permit. Beverly Hills Villas required an assemblage: four separate lots from Tract 4988, the original subdivision that laid out much of this side of the city, consolidated into one parcel of about 25,995 square feet and remapped as Tract 52564. That is the standard route to new construction in a built-out city, and it explains both the building's width along the street and its capacity to hold twenty-two homes at family scale rather than thirty small ones.
No architect or developer of record is published for the tract, and the building does not appear in Los Angeles Conservancy or PCAD listings, which is expected for early 2000s infill. The construction generation is the useful fact. A 2004 building in California was delivered under a code cycle with modern seismic detailing, mandatory sprinklers in residential buildings of this size, contemporary sound assemblies between homes, Title 24 energy compliance, and parking placed fully below grade. It also falls within the era of California's Right to Repair Act, though the ten-year window for most construction defect claims on a 2004 completion has now closed.
The position is the 100 block of North Arnaz Drive, one of the narrow residential streets at the eastern end of Beverly Hills. The practical geography is excellent for anyone whose life runs east and west: the Cedars-Sinai medical campus, the Beverly Center and the West Hollywood design district are minutes away in one direction, and Wilshire, the Beverly Hills business triangle and Rodeo Drive are minutes away in the other. The street itself is residential and low-rise. The address is inside the City of Beverly Hills, with Beverly Hills Unified attendance boundaries, city police and fire, and city permitting.
The buyer this suits is a household rather than a couple. Three bedrooms and three bathrooms at 1,700 to 2,250 square feet, with secure parking and a gated entry, is a family apartment in a city where family apartments are rare, and the school district is the reason many buyers are here at all. It also suits someone trading out of a house who wants to keep the bedroom count, and buyers who want new-enough construction that a kitchen or a mechanical system is a preference rather than an obligation. It suits a lock-and-leave second-home owner less well, since you are paying for space you will not use.
It trades slowly and at a measured price per foot. Listing aggregators showed a single home offered during 2026 at a price per square foot in the high seven hundreds and an average of well over a hundred days on market, which is characteristic of larger-format condominiums everywhere: the pool of buyers who want three bedrooms in a building is smaller than the pool who want one or two, so homes sit longer and the price per foot sits below the city's small-unit average. For a buyer that is an advantage. For a seller it is a timetable to plan around.
Amenities & Services
The Residences
The assessor records homes at about 1,748 and 1,882 square feet, each with three bedrooms and three bathrooms, and listing data describes that configuration as typical across the building with a range of roughly 1,586 to 2,255 square feet. This is the building's whole argument. Confirm the bedroom count on the recorded condominium plan rather than the listing, since a den or a maid's room counted as a bedroom in marketing may not be one on the plan, and lenders and appraisers work from the plan. Ask whether any home has been reconfigured from the original plan.
Recorded numbering gives seven homes on the first residential level, eight on the second and seven on the third. On a parcel of about 25,995 square feet that produces a wide, shallow building with several end and corner positions. Corner homes take light from two exposures and are worth seeking out. Ask which stack a home sits in, whether it faces the street or the interior of the lot, and whether it adjoins the elevator lobby, the trash room or the stair core. Ask where the guest parking sits relative to the entry.
Every deed here recites an undivided one twenty-second interest in the common area, an identical share regardless of whether the home is 1,586 or 2,255 square feet. Where the declaration allocates assessments in proportion to that interest, the smallest home pays exactly what the largest pays each month. Ask how assessments are actually allocated in the declaration, because on a spread of nearly 700 square feet, an equal allocation changes the economics of buying at the small end of the building. It is a question the declaration answers in a sentence, and most buyers never ask it.
Three residential levels on a narrow street of similar buildings means outlook is a matter of exposure rather than elevation. Top-floor homes take the most sky and the least overlooking, ground-level homes are the most convenient and the most private from the street if they face inward. There is no view corridor here and none is claimed. Visit at the hour you will actually be home, and check what could be built on the adjacent lots under the same zoning. Ground-floor homes should also be checked for privacy from the garage ramp and the entry path.
A 2004 building is old enough to need attention and young enough that nothing should be obsolete. Original kitchens and bathrooms are now twenty years old, which is the point at which many owners renovate, so expect a spread between original and updated homes. The items to look at are the ones nobody photographs: the water heater, the air conditioning condenser and its age, the shut-off valves, the windows and sliders, and any evidence of past water intrusion at balcony thresholds. Twenty-year-old sliders and balcony thresholds are where water problems usually start in buildings of this type.
Listing sources describe a controlled entrance, guest stalls, side-by-side spaces and built-in storage in the garage, which is a better package than most buildings of this size provide and matters more when the homes are family-sized. Read the preliminary title report to confirm how many spaces attach to the specific residence and whether they are deeded or assigned, whether the storage is deeded or licensed, and ask management about electric vehicle charging and the approval process for installing it. With three-bedroom homes the parking count matters more than it would in a one-bedroom building.
Due Diligence
Request the full package under Civil Code section 4525: declaration, articles, bylaws and operating rules, the current annual budget report and annual policy statement, assessment amounts and any delinquency notice, the reserve study, the insurance summary and written notice of pending litigation. Listing sources name Allstate HOA Management on a recent offering; confirm the current manager, ask how long they have held the account, and ask for the last twelve months of board minutes alongside the statutory documents.
Because every deed recites an equal one twenty-second interest in the common area, the allocation question is live here. Read the declaration to see whether monthly assessments are levied in proportion to that interest, by square footage, or on some other formula, and check how special assessments are apportioned, which is sometimes done differently from regular dues. On a building with a 700 square foot spread between the smallest and largest home, this is a real number, not a technicality.
Civil Code section 5550 requires a reserve study with a visual site inspection at least every three years, reviewed annually by the board. Twenty years in is when the first significant components come due: roof coverings, elevator equipment, garage waterproofing and drainage, exterior sealants and paint, gate and access systems, and common mechanical plant. Ask for the study, the percent funded figure, the five-year assessment history, and whether the board has deferred any recommended component.
Master policy pricing for California condominium associations has risen steeply, and twenty-two homes make a small base to spread it across. Ask for the current declarations page, the all-perils and water damage deductibles, whether earthquake coverage is carried and on what limits, and whether the association has moved to surplus lines or the FAIR Plan. Then have your own broker size an HO-6 walls-in policy with loss assessment coverage against the association's actual deductible.
No rental policy is published for this building. Civil Code section 4741 prevents an association from restricting leasing below 25 percent of the separate interests while permitting a prohibition on tenancies of thirty days or less. Boards commonly add minimum terms, tenant registration and approval steps. Ask for the current adopted rule, how many of the twenty-two homes are leased today, and what the owner-occupancy percentage is, since lenders test that figure on every condominium loan.
Civil Code section 5551 requires associations in buildings of three or more attached dwelling units to have exterior elevated elements inspected by a licensed structural or civil engineer or architect, with the first inspection due by 1 January 2025 and repeats at least every nine years. The statute reaches elements supported substantially by wood. Ask whether the association's engineer found any elements in scope here, and request the report, the findings and any repair recommendations along with their funding status.
Listing sources record the building as pet-friendly, which normally means permitted with conditions. Get the board-adopted rules in writing on pets, noise hours, hard flooring, move-in and move-out procedures and use of the garage. Then get the architectural rules, since interior work needs association approval and a City of Beverly Hills permit. Expect requirements for acoustic underlayment, limits on slab penetrations and on relocating wet areas, and no unilateral change to windows or balcony surfaces.
The city's mandatory retrofit ordinance, No. 18-O-2767, reaches wood-frame soft-story buildings permitted before 1978, so a 2004 building falls outside it, and Beverly Hills has adopted no non-ductile concrete mandate. On defects, the ten-year window for most claims on a 2004 completion has closed, which makes the association's own repair history the important record. Ask in writing whether any construction defect claim, water intrusion event or litigation has occurred, and how it was resolved and paid for.
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
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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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