About the Building
Concerto was completed in 2007 by Warmington Homes to a design by JZMK Partners, and it holds one of the more visible addresses in Playa Vista: 13045 Pacific Promenade, directly on the northern edge of Concert Park. The community's 89 homes are organized as three courtyard buildings linked by a pedestrian paseo that leads straight into the park, so the green space effectively functions as the front yard. Among the district's first-phase condominiums, this is the building buyers usually mean when they ask about true lofts.
The architecture earned outside recognition: JZMK's design took two Gold Nugget Awards in 2011, including honors for attached housing in an urban setting. The numbers behind it are dense by Playa Vista standards, roughly 54 homes per acre on a 1.64-acre site, but the courtyards, deep patios and park frontage keep the buildings from feeling packed. Residences face outward, with balconies and terraces aimed at Concert Park, and access runs through a secured central courtyard rather than a conventional double-loaded corridor.
The mix is unusually varied for one address: two-story townhomes, single-level loft-style flats, and penthouse residences topped by mezzanine lofts. Ceilings in the loft plans rise to roughly seventeen feet, with full-height window walls to match. On size, sources disagree: the architect's project sheet lists homes from about 850 to 2,500 square feet, while resale aggregators stretch the range from about 580 to 2,600, so verify any specific unit's recorded square footage rather than relying on the marketing range.
Concert Park is not a passive lawn; it hosts the community's Saturday farmers market and a steady calendar of events, which is worth experiencing before you buy a park-facing home. Runway Playa Vista's shops, the Whole Foods Market and the theater are about two blocks away, and the district's employment core, anchored by Google's campus in the former Hughes hangar and a roster of technology and media tenants, is an easy walk, which keeps rental and resale demand tied to the local job base.
As everywhere in Playa Vista, ownership means two associations: Concerto's own HOA for the buildings and courtyards, plus the master community association that funds CenterPointe Club, The Resort and the parks, including the one outside your window. First-phase parcels may also carry a Mello-Roos community facilities district special tax; confirm the amount and remaining term on the title report and tax bill. The district's engineered history on the former Hughes and Ballona lands means buildings include methane mitigation and monitoring systems, a standard condition of approvals here, maintained through the associations.
Amenities & Services
The Residences
The signature plans are open lofts with ceilings rising to roughly seventeen feet and window walls scaled to match. They live like converted industrial space but with 2007 building systems, courtyard security and a park across the promenade.
Two-story townhome plans anchor the ground plane, several entered directly from the street and paseo rather than through corridors. They suit buyers who want condominium economics with something closer to a rowhouse daily routine.
The upper tier consists of penthouse residences with mezzanine loft levels overlooking double-height living space. These are the largest and scarcest plans in the community and trade infrequently, so patience matters more than timing.
The architect emphasized unusually deep patios and balconies with direct park views. Park-facing outdoor space is the building's premium feature, and it comes with the sound of weekend markets and events, so visit on a Saturday.
Resale listings commonly cite wood floors, Caesarstone counters, European-style cabinetry and stainless appliances from the original program, though two decades of owner renovation mean finish quality now varies significantly from one unit to the next.
Recorded sizes run from compact flats to homes above 2,500 square feet, with the architect and listing aggregators publishing slightly different ranges. Pull the assessor's square footage for any unit you are seriously considering.
Due Diligence
Concerto owners pay dues to the building's association and to the Playa Vista master community association, which operates CenterPointe Club, The Resort and the parks, Concert Park included. Review both budgets before removing contingencies.
The building sits in Playa Vista's first phase, where a community facilities district can levy Mello-Roos special taxes on top of base property tax. Confirm the current assessment and its expiration on the title report and tax bill.
Like the rest of the district, Concerto stands on former Hughes-era land with engineered methane mitigation, venting and monitoring built in under city requirements. Ask how the system is serviced and whether monitoring reports are available.
Concert Park hosts the Saturday farmers market and community events, which is a lifestyle asset and an occasional noise source. Park-facing units carry both; tour at different times of the week before choosing an exposure.
The design received two Gold Nugget Awards in 2011, documented on JZMK Partners' project page. Awards do not maintain buildings, but they are useful third-party evidence of the project's original design intent and execution.
Published square-footage ranges conflict between the architect's sheet and listing aggregators. For any specific home, rely on assessor records and, where precision matters, a measured appraisal rather than marketing figures.
The association maintains three buildings, courtyards and the paseo, all approaching twenty years old. Read the reserve study for exterior sealing, deck waterproofing and elevator work, the usual capital items at this age.
Confirm lease minimums and short-term rental prohibitions in the CC&Rs; Playa Vista associations generally bar short stays. The building's loft plans attract tenant interest from nearby campuses, which cuts both ways for owner-occupancy ratios.
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: Playa Vista
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.
Ben will reach out shortly to set up your tour.
