About the Building
Gorham Regency at 11667 Gorham Avenue is a small condominium building from 1981, with about twenty-one units arranged around a central courtyard according to listing records, which variously describe the building as three or four storeys. It sits on the quieter, residential side of Brentwood's core, a short walk from both the San Vicente corridor and Brentwood Village near Barrington. In a neighbourhood where most condominium buildings are straightforward double-loaded corridors, the courtyard plan is the building's distinguishing move: units orient inward to shared landscaping as well as outward to the street.
The feature that most often surfaces in the building's resale history is at the top: upper-floor units configured across two levels, with private roof decks, listing records mention some top-floor residences carrying two separate rooftop sundecks. In Brentwood's low-rise market, private outdoor space at roof level is scarce, and these penthouse-format units trade infrequently and behave almost as a separate market from the single-level units below. Buyers targeting them should be prepared to wait, since a building of twenty-one units may go years between top-floor sales.
Reported unit sizes cluster between roughly 1,350 and 1,600 square feet based on aggregator records, generally two-bedroom plans with high ceilings and substantial window lines; several listings describe the architecture as Cape Cod in style. Amenities are modest and in keeping with the building's size: controlled access, a spa, and secure parking for residents and guests appear consistently in listings. There is no pool or gym on record, which keeps the association's maintenance obligations, and in principle its cost base, simpler than at amenity-heavy neighbours.
As a 1981 building, Gorham Regency postdates the seismic code revisions of the late 1970s that separate it from Brentwood's early-1970s stock, but it now carries four decades of wear, and the state of its roof membranes matters more than most because of the roof decks above the top units. Waterproofing, deck resurfacing and balcony inspections under California's SB 326 are the specific questions to put to this association. None of its financial or engineering records are public, which is normal for a building this size and a reason to use the escrow document period seriously.
The location facts are easier to verify than the building facts. Gorham parallels San Vicente Boulevard, whose coral-tree median is a designated Los Angeles Historic-Cultural Monument and functions as the neighbourhood's running track and green spine. School assignment is LAUSD and parcel-specific, commonly cited as the Kenter Canyon area with Brentwood Science Magnet by application, and should be verified rather than assumed. Insurance across the Westside repriced after the January 2025 Palisades fire, which did not reach this district; the association's master policy and its renewal terms are now a first-order due-diligence item here as everywhere in West Los Angeles.
Amenities & Services
The Residences
Roughly twenty-one units arrange around a central courtyard, so many residences get two exposures: street or side yard on one face, landscaped common space on the other. Light varies significantly by position.
Top-floor units span two levels, and listing records describe private rooftop sundecks, some units with two. These trade rarely and command a premium over the building's single-level plans.
Aggregator records put typical units between roughly 1,350 and 1,600 square feet, mostly two-bedroom layouts with high ceilings. Verify any specific unit's size against the assessor record rather than marketing copy.
Listings cite controlled access, a spa and secure resident and guest parking, with no pool or gym on record. Fewer amenities generally mean fewer long-term maintenance obligations for a small association.
Resale listings consistently describe walk-in closets and double-vanity baths with separate tubs and showers, generous specifications for the era. Condition varies unit to unit, from original 1981 finishes to recent renovations.
The address sits within walking range of both Brentwood Village near Barrington and the San Vicente shops, on a residential block that stays quieter than either. Daily errands are realistic on foot.
Due Diligence
No public budget, reserve study or CC&Rs exist for this association. Even the storey count is reported inconsistently across sources. Treat portal data as directional and rely on escrow documents for anything binding.
Dues and coverage are unpublished. With about twenty-one owners funding the building, single large repairs can move assessments meaningfully; read the reserve study and recent minutes for roofing and waterproofing discussion.
Private roof decks over the top units make membrane condition and deck waterproofing unusually important here. Ask when the roof was last replaced and who bears responsibility for deck surfaces, association or owner.
California's SB 326 elevated-element inspections apply to condominium buildings of this type. Confirm the inspection status, findings and funding of any resulting repairs before removing contingencies.
The post-2025 Westside insurance market has meant higher premiums and fewer carriers for many associations. Review the master policy, deductibles and renewal history, and budget for your own HO-6 unit coverage accordingly.
The parcel is in LAUSD; the Kenter Canyon Charter Elementary area is commonly cited nearby and Brentwood Science Magnet is available by application. Assignments are parcel-specific and change, so verify with LAUSD directly.
With around twenty-one units, sales are infrequent, and the two-level roof-deck units are rarer still. Comparables may be several years old; adjacent buildings on Gorham provide the practical pricing context.
Leasing rules and any rental caps are set in the CC&Rs, which are not public. If future flexibility to lease matters, obtain the current written policy from the association during escrow.
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: Brentwood
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.