About the Building
Paraiso is a Shea Homes community of eighty-one condominiums completed in 2003 in Playa Vista's first phase, entered from 13173 Pacific Promenade with a second address at 5831 Seawalk Drive. The four-storey buildings read as two architectural languages — one inspired by Frank Lloyd Wright's horizontal geometry, the other Mediterranean — wrapped around landscaped interior courtyards that give the community its garden-centered character. Unlike the flat-dominated buildings nearby, Paraiso is built around townhome-style plans: multi-level homes held in condominium form, which draws buyers who want house-like living inside Playa Vista's managed framework.
Plans run among the larger of the first phase by guide counts: two-bedroom townhome-style homes from roughly 1,703 to 2,531 square feet and three-bedrooms from about 1,890 to 2,879, several with lofted offices overlooking double-height living rooms. Shea's plan set emphasized generous kitchens, fireplaces and primary suites — some with sitting rooms and fireplaces of their own — and the multi-level formats separate living floors from bedroom floors in a way single-level flats cannot. Interior courtyards organize circulation, so most homes face planting and shared gardens rather than the street.
Ownership carries Playa Vista's two-tier structure: dues to Paraiso's own association for the buildings, courtyards and garage, plus dues to the Playa Vista master association that operates the shared campus — CenterPointe Club with its junior-Olympic solar-heated pool, children's pool, spa, fitness center, screening room and meeting rooms, The Resort's newer pool and fitness complex, and roughly twenty-nine parks. Guides consistently route Paraiso's amenity life through those master-association facilities rather than an in-building suite. Mello-Roos special taxes on first-phase parcels appear on the property-tax bill; verify the amount and remaining term for the specific parcel.
The community-wide engineering context applies here as everywhere in Playa Vista: the district sits over historic gas operations and naturally occurring methane, and its buildings were constructed with mitigation systems — sub-slab barriers, venting and monitoring — under City of Los Angeles oversight, with city-retained peer reviewers finding no significant impacts from the approach. It is standard disclosure material locally. Schools run through LAUSD: listing data assigns Playa Vista Elementary, the K-5 campus inside the community operated with a Loyola Marymount University partnership, then Katherine Johnson STEM Academy and Westchester Enriched Sciences Magnets. Confirm current boundaries directly with the district.
Paraiso's position on Pacific Promenade puts the Runway district — grocery, restaurants, cinema — within a short walk, with Concert Park and the community's park network close by. The buyer profile follows the floor plans: households stepping between a first condominium and a single-family house, buyers who want bedrooms upstairs and living space down, and Playa Vista owners trading up within the community. Shea Homes' involvement gives the buildings a documented production-builder pedigree. As with most first-phase associations, little policy detail is published, so leasing, pet and parking specifics belong on the escrow checklist rather than being assumed.
Amenities & Services
The Residences
Homes are multi-level, townhome-style layouts held in condominium form, separating living floors from bedroom floors. The format delivers house-like circulation while the association handles buildings, courtyards and grounds.
Guide counts place two-bedroom plans at roughly 1,703 to 2,531 square feet — large for the format — typically pairing open living levels with generously scaled bedroom floors above.
Three-bedroom layouts run from about 1,890 to 2,879 square feet by guide counts, putting Paraiso among Playa Vista's larger first-phase condominium offerings and closest in feel to a small house.
Several plans include a lofted office overlooking a double-height living room with bedrooms set below — a signature Shea layout here that suits remote work without sacrificing a bedroom.
One building strain draws on Frank Lloyd Wright's horizontal lines, the other on Mediterranean forms; both wrap landscaped interior courtyards, so most homes look onto planting rather than the street.
The original specification emphasized generous kitchens, living-room fireplaces and primary suites, some with sitting rooms and second fireplaces. Condition now varies with owner updates, so assess each home individually.
Due Diligence
Community parking is gated and subterranean per listings, with assignments varying by plan. Whether specific townhome plans include direct or semi-private garage access is not published — verify spaces and access during escrow.
Aggregator pages describe pets as permitted subject to association rules, but limits on number, size and breed are not published. Obtain the written policy from the association before relying on it.
No leasing rules are publicly documented for Paraiso. Confirm minimum lease terms, any rental caps and master-association tenant-registration requirements in writing with the association before purchasing with rental intent.
Two sets of dues: Paraiso's association covers the buildings, courtyards and garage, while the Playa Vista master association funds CenterPointe Club, The Resort, parks and patrols. Aggregators indicate owners pay their own utilities.
Modern-code 2003 construction by Shea Homes. As throughout Playa Vista, engineered methane mitigation — barriers, venting and monitoring — was built in under city oversight; request system maintenance records as standard local diligence.
No capital projects are publicly documented. Courtyard waterproofing, podium decks and elevators are the usual twenty-year items in buildings of this type — read the reserve study and recent board minutes.
No on-site staffing is publicly documented and management arrangements are not published. Community security operates at the master-association level. Confirm the current management company and its service scope with the association.
Alterations require association approval, and multi-level plans add stair and party-wall considerations. Ground-level slab work can implicate methane membranes, so scope any such project with the association before planning.
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.
