About the Building
Glen Towers stands at 1333 South Beverly Glen Boulevard and the Los Angeles County Assessor confirms it as a for-sale condominium. Sixty-one separately assessed parcels run from 4327-003-030 through 4327-003-090, each carrying the legal description Tract 26279, portion of Lot 1, Condominium Unit, followed by a number and the phrase airspace and one sixty-first interest in common area. The roll gives 1962 as both the year built and the effective year, a lot of 41,445 square feet, and LAR3 zoning. The building's use codes are mixed between 010C and 010E, which is the first sign that something in its record needs explaining.
The second sign is the unit count. Every published directory gives this building forty-nine homes; the county records sixty-one units. Both are right, and the roll shows why. Units 1 through 12 are tiny. Unit 1 records 256 square feet, unit 2 records 230, unit 11 records 203 and unit 12 records 214, each nominally listed as one bedroom and one bathroom. These are not apartments. They are the small deeded rooms that 1960s luxury buildings provided as staff quarters, studios or lock-off storage, sold separately from the residences and carried on the roll as condominium units in their own right.
Units 13 through 61 are the homes. Unit 13 is addressed apartment 301 and records 2,000 square feet with two bedrooms and three bathrooms; unit 15 is number 303 at 1,518 square feet; unit 21 is apartment 403 at 1,518; unit 47 is number 805 at 2,005; unit 49 is number 901 at 2,000; unit 55 is number 1001 at 2,542; and unit 61 records 3,146 square feet with three bedrooms and four bathrooms. Six residences on each of the levels from the third to the tenth, plus one at the top, is forty-eight plus one. Forty-nine homes, exactly as every directory reports.
That reconciliation is worth stating plainly because it changes how a buyer reads the building. Sixty-one is the number that governs voting and assessment: each unit carries one sixty-first of the common area, so the twelve small rooms hold roughly twenty percent of the association's undivided interest between them. Forty-nine is the number that governs the market. A directory publishing forty-nine units is describing the homes; a title report showing sixty-one is describing the map. Ask, when you buy, whether any of the small units convey with the residence, because several of them are held by owners of the larger homes.
Sizes place this among the most generously planned buildings in Westwood outside the Wilshire Corridor. A published directory gives a range of 1,493 to 3,295 square feet, and the county's own sample of 1,518 to 3,146 sits neatly inside it, which is unusually clean corroboration for a listing source. What that range means in practice is a building of two and three-bedroom homes with three and four bathrooms, on floor plates carrying only six homes each. Corridors are short, most homes are corner or near-corner, and the ratio of glazing to party wall is far better than the density of the surrounding blocks would suggest.
Amenities & Services
The Residences
The roll's addressing is unambiguous: unit 13 is apartment 301, unit 21 is apartment 403, unit 47 is number 805, unit 49 is number 901 and unit 55 is number 1001. Six units per level, stepping one floor for every six unit numbers, from the third level to the tenth. That density is very low for a Westwood building and it produces the two things buyers actually feel: short corridors and homes with light on more than one elevation. It also means every floor has four corner-adjacent positions and only two interior ones, which compresses the premium between the best and worst positions.
Units 15 and 21, addressed 303 and 403, both record 1,518 square feet as one-bedroom, two-bathroom homes. That identifies a repeating plan stacked on the same line. A single bedroom with two full bathrooms in a 1962 building is a period luxury signature: a principal suite plus a second bathroom serving a den or entertaining room rather than a second bedroom. Many owners have converted that den. Whether it was done with a permit, and whether it has the window area and egress a legal bedroom requires, is a question for the permit history rather than for the listing sheet.
Units 13, 47 and 49 record 2,000, 2,005 and 2,000 square feet respectively, each with two bedrooms and three bathrooms. Two thousand square feet for two bedrooms is a ratio almost no building constructed after 1980 offers, and it is the reason this address attracts buyers leaving houses. Expect formal entries, separate dining rooms, service kitchens and generous circulation, since the plans predate open living. Many have been opened up. Ask when, under what permit, and whether the association required an engineer's letter for anything that touched a shear wall in a concrete frame.
Unit 55, addressed number 1001, records 2,542 square feet with two bedrooms and three bathrooms, which places the largest conventional plans on the highest residential level. Homes of this size on a six-per-floor plate command the longest elevations and usually the best light in the building. They also sit closest to the roof and its plant. Ask when the membrane was last replaced, what the reserve study assumes for its remaining life, and whether any mechanical equipment or lift overrun sits directly above habitable rooms in the home you are considering.
Unit 61 is the outlier: 3,146 square feet with three bedrooms and four bathrooms, the only home carrying its number and the one marketed as the penthouse. A recent closing at $2.2 million is reported by a brokerage aggregator for a three-bedroom, four-bathroom penthouse at this address, which matches the roll's record for this unit. Being unique inside the association means no true internal comparable and an appraisal that must reach into other buildings. Work from the recorded condominium plan for terrace area and ceiling height rather than from marketing material.
Units 1 through 12 record between roughly 203 and 256 square feet each. Buildings of this class in 1962 routinely deeded small rooms on the lower levels as staff quarters, guest studios or secure storage, and sold them separately or attached them to the larger homes. They are real condominium units with real assessments and real votes. If one conveys with the residence you are buying, confirm it on the title report and the recorded plan, and confirm what the association permits it to be used for today, because habitability standards have changed since 1962.
Due Diligence
The legal description on every parcel gives a one sixty-first undivided interest in the common area, so sixty-one is the number the map recorded. Units 1 through 12 are small rooms of roughly 203 to 256 square feet; units 13 through 61 are the residences. Directories that publish forty-nine are counting homes and are correct in commercial terms. Your assessment share, your vote and your title report will all reference the sixty-first fraction, so read both numbers as describing different things.
The residences sample as 010C, the code for a purpose-built condominium, while several of the small units sample as 010E, the code for a conversion. Mixed coding on a single tract usually reflects the sequence in which parcels were created and re-coded over sixty years rather than two different buildings. The recorded map is one tract, one lot and one common-area fraction. If the distinction matters to your lender, ask the title company to confirm the character of the specific parcel you are buying.
The assessor's quality class of BX places this structure in the reinforced concrete frame class, and a 1962 building sits well inside the 13 January 1977 permit cut-off for the City of Los Angeles non-ductile concrete retrofit programme. Covered owners must file a screening checklist within three years of an Order to Comply, submit retrofit or demolition plans within ten years, and complete construction within twenty-five. In a forty-nine home association the per-owner arithmetic of that work is significant. Ask what stage the building is at, in writing.
The practical compensation for the retrofit question is that concrete floor plates transmit far less impact noise between homes than the wood framing used in most Westwood low-rises. Combined with only six homes to a floor, that produces an acoustic environment closer to a house than to an apartment. It also means solid walls where you might want to run new services. Any plan to move plumbing, add a bathroom or core through a slab needs association consent and, in a frame of this age, an engineer.
Published sources describe valet parking, concierge, twenty-four hour security, a pool, spa, fitness room and recreation room. Delivering that with forty-nine paying homes rather than two hundred means the per-home cost of staff is high, which is reflected in dues. That is the deliberate trade of the building and it is why homes here are large and the association is small. Ask for the current budget, the payroll share and the reserve funding percentage, and ask whether any service has been reduced recently to hold dues down.
One condominium directory states the building was featured in Architectural Digest in the autumn of 1963. That claim appears in listing sources only and has not been confirmed against the magazine's own index or any architectural database, so treat it as unverified. No architect attribution for this building appears in the Pacific Coast Architecture Database or in any conservancy record. The design is recognisably of its moment, but the authorship is, for now, undocumented.
The building fronts a busy arterial between Wilshire and Santa Monica, which delivers exceptional access and constant traffic. Lower floors feel the boulevard; upper floors largely do not. Century City is a short run east, Westwood Village north, and the 405 close enough to be useful without being audible. The address is also on the boundary between Westwood and Century City pricing, which is one reason per-foot figures here sit above the Westwood average and below the corridor.
Request the recorded condominium plan for Tract 26279, the CC&Rs, the current budget, the reserve study with its funding percentage, twenty-four months of board minutes, master insurance declarations including earthquake cover, and the full special assessment history. Add two building-specific items to that list: any Department of Building and Safety correspondence on the non-ductile concrete programme, and written confirmation of whether any of the small units numbered one to twelve conveys with the home you are buying.
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
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