About the Building
One Beverly Hills is not an operating condominium; it is a development under construction on 17.5 acres at 9900 Wilshire Boulevard, where Wilshire meets Santa Monica Boulevard at the western gateway to Beverly Hills. The Beverly Hills City Council approved the One Beverly Hills Overlay Specific Plan in June 2021, entitling two residential towers of 28 and 31 storeys, a 10-storey Aman hotel with 78 suites, an Aman Club reported at around 100,000 square feet, retail and restaurant space, and extensive gardens, all wrapped around the existing Beverly Hilton, which is being refurbished as part of the project.
The team behind the project is unusually well documented. Cain International and Eldridge lead the development; Foster + Partners designed the master plan and towers, with Kerry Hill Architects, the studio behind many Aman properties, shaping the Aman hotel and residences; RIOS is the landscape architect. Construction financing to complete the project was announced in 2026 through J.P. Morgan and VICI Properties. Turner Construction oversees the site, with Suffolk on the residential tower and PCL on the hotel, per trade press reports. Buyers can and should read the primary sources: the city's entitlement records and the developer's own publications.
The gardens are the project's signature public gesture. RIOS describes roughly ten acres of landscape across the site, with more than five acres publicly accessible in its account, while trade coverage has cited about four and a half acres of public botanical garden, a discrepancy that likely reflects evolving definitions of public and garden. Planting plans describe over two thousand trees and tens of thousands of shrubs drawn from hundreds of species, organised around Southern California plant communities. For residents, a private garden layer is reserved for the Aman hotel, club and residences, separate from the public paths.
The residences are Aman-branded, with sales handled in-house by the developer and Aman rather than through the open brokerage market, a structure trade press has noted. Reporting in 2025 described 69 residences in the first tower with more than half under contract, within an entitled total of up to roughly two hundred homes across both towers, in a wide range of sizes. Residents are to receive membership in the Aman Club and access to hotel services. All of this is announced intent: unit counts, finishes, services and fees are governed by the final condominium documents, not by press coverage.
Timing and process are where pre-construction buying differs most from resale. The developer has targeted first components opening in 2028, and earlier coverage cited phased openings beginning in late 2027; large projects of this scale routinely shift, and a buyer should treat any date as a target rather than a commitment. California new-construction sales operate under a Department of Real Estate public report, with deposits, escrow handling and the association's projected budget disclosed in the offering documents. No resale history exists, by definition, so pricing rests on the developer's schedule and the buyer's own judgement, informed by counsel.
Amenities & Services
The Residences
The entitlement allows two residential towers, reported at 28 and 31 storeys, heights comparable to neighbouring Century City. Reporting describes 69 residences in the first tower, within roughly two hundred entitled homes overall.
The residences carry Aman branding, designed by Kerry Hill Architects with Foster + Partners on the master plan. Aman describes calm, neutral interiors, generous terraces and, on some plans, private pools.
Trade reports describe entitled homes spanning from around 2,500 square feet to very large penthouse-scale plans. Final unit schedules belong to the condominium documents, which supersede all published descriptions.
Announcements state residents receive membership in the Aman Club, reported at about 100,000 square feet with wellness and dining facilities, plus access to hotel services. Terms and fees are set by the final documents.
RIOS-designed gardens cover roughly ten acres, split between publicly accessible botanical paths and a private layer reserved for residents, hotel guests and club members. Public-versus-private boundaries are still being finalised.
The developer and Aman are handling sales directly rather than through the open brokerage market, per trade press. Buyers should still bring their own representation and counsel to review the offering.
Due Diligence
This is a pre-construction purchase, not a resale. The project is under construction; towers, hotel, club and gardens exist today as entitlements, contracts and partially built structures, and everything remains subject to the developer's final documents.
First components are targeted for 2028, with earlier coverage citing phased openings from late 2027. Projects of this scale routinely slip; contracts should be read for what happens if completion is delayed.
California new-construction sales operate under a Department of Real Estate public report, with deposit handling and escrow protections disclosed in the offering. Have counsel confirm exactly where deposits sit and when they become non-refundable.
The purchase agreement, not marketing material, governs finishes, layout changes, completion obligations and remedies. Developer agreements typically reserve flexibility on specifications and dates; understand what can change before signing.
The association's first budget is a developer projection filed with the offering documents. Branded, heavily serviced buildings carry high operating costs; review projected dues, staffing assumptions and how the Aman services are charged.
Aman branding involves licence and service arrangements between the association, the developer and the operator. The terms, duration and any fees run with the documents; buyers should understand what happens if branding ever changes.
No resale history exists, by definition. There are no comparable in-building sales, no operating budget track record and no seasoned association; pricing rests on the offering itself and independent judgement.
The One Beverly Hills Overlay Specific Plan, approved by the Beverly Hills City Council in June 2021, is a public record. It defines what can legally be built on the site and is worth reading directly.
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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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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