About the Building
Park Beverly stands on South Gale Drive in the 90211 blocks south of Wilshire, on the eastern boundary of Beverly Hills. It is a position with practical advantages that people who live here value more than visitors expect: you are inside the Beverly Hills city limits, tax base and school district, with Cedars-Sinai, the Beverly Center and the restaurants along La Cienega a few minutes away, and you avoid the congestion of the Golden Triangle entirely. The building was completed in 1974 and holds thirty-two residences. Storey count is reported as four by one source and five by another; the unit count and year are consistent everywhere.
The interiors are the reason to look. Descriptions across independent brokerage records agree on a set of features that read unmistakably as mid-1970s Los Angeles: a formal entry, a step-down living room, a fireplace, high ceilings with exposed pine beams, loft areas above part of the plan, covered balconies, and in some homes a wet bar and built-in cabinetry. Homes of this kind were designed for volume and drama rather than for open-plan flexibility, and they have a particular appeal for buyers who dislike the uniform white boxes that dominate the newer end of the market. They are also harder to reconfigure.
Sizes are modest by Beverly Hills standards and the published ranges differ slightly by source, running from around 900 or 940 square feet at the bottom to 1,450 or 1,516 at the top, with an average near 1,234 and a typical two-bedroom, two-bath layout. The interesting variant is the private rooftop patio: select homes carry their own roof terrace with city and mountain views, which in a four or five storey building on a flat street is a genuine differentiator. If a rooftop patio is what you are buying, its legal status and maintenance responsibility should be read off the declaration before anything else.
For thirty-two homes the association carries a lot: a pool, a spa, a sauna, a fitness room, an elevator, controlled access with automatic gates and camera coverage, secured subterranean parking with built-in storage, and a picnic and barbecue area. That is amenity provision more typical of a building twice the size, and it cuts both ways. Day to day it is pleasant and uncrowded. Financially it means the pool plant, the sauna, the elevator and the garage are all funded by thirty-two owners. The reserve study, not the amenity list, tells you whether that is comfortable or precarious.
On how it trades: a Beverly Hills brokerage records a closing at $1,110,000 for a 1,540 square foot two-bedroom, about $721 per square foot, which sits at the accessible end of the city's condominium market. The buyer here is typically someone who wants the Beverly Hills address and schools without Golden Triangle pricing, or someone who specifically wants the beamed, split-level 1970s interior. Expect variation between homes to come mostly from renovation state and from whether a rooftop patio is attached, and expect the age of the building's systems to be the main negotiating point.
Amenities & Services
The Residences
The signature plan features a formal entry opening onto a living room set a step or two below the surrounding floor, with a fireplace and a high ceiling carrying exposed pine beams. It is a strong, specific 1970s idea and it produces rooms with more volume than the square footage suggests. It also constrains what you can do later: level changes are expensive to remove, beams are usually structural or at least fixed, and open-plan reconfiguration is limited. Buy the plan you want rather than assuming you will reshape it.
Several records describe loft areas within the homes, which in a building with high ceilings usually means a mezzanine over part of the plan reached by a stair or ladder. Lofts of this kind are excellent as a study or media space and are frequently not counted in the recorded square footage, which is why marketed areas and assessor records diverge. Check whether the loft has legal ceiling height, whether its stair complies with current standards, and whether it was original to the building or added later with or without permits.
Select residences carry private rooftop patios with city and mountain outlooks, according to two independent brokerage records. In a low-rise building on a flat street this is the closest thing to a view, and it materially changes what a home is worth. Before you pay for it, read the declaration: a roof terrace is usually exclusive-use common area, meaning the association owns the membrane and the structure while you own the use. Confirm who pays for waterproofing and what the reserve study assumes for the roof beneath the deck. Ask also whether the stair or hatch serving the patio was permitted, and whether any planting, decking or structure up there was added by a previous owner.
Fireplaces appear in the standard description of these homes, with wet bars and built-in cabinetry in some. Two practical checks follow. First, establish whether the fireplace is wood-burning or gas, whether the flue has been inspected, and whether the association restricts wood burning, since many Southern California associations now do. Second, treat the built-in millwork as either an asset or a demolition cost depending on your taste, and price accordingly. Original 1970s cabinetry is often better built than what would replace it. If the wet bar plumbing is original, check whether it has been isolated or is still live behind the cabinetry, since concealed supply lines of this age are a common source of loss.
Covered balconies are described across the building's homes, which is a useful feature in Los Angeles: shade in summer, usable outdoor space, and a roof over the sliding doors that reduces water exposure at the head of the opening. As with the roof terraces, the balcony is almost certainly exclusive-use common area rather than deeded space, so confirm the classification in the declaration and ask when the surfaces and railings were last renewed and what the reserve study assigns to them. Ask also whether the balcony soffit has been inspected, because a covered balcony hides the underside of the slab from casual view and delays discovery of water damage.
Parking is subterranean and secured, described with side-by-side spaces, controlled entry and built-in storage, and in-unit laundry appears across the building's descriptions. In a thirty-two home building the allocation per residence is not uniform and should be read off the title report rather than the listing. Confirm the number of spaces, whether they are deeded or assigned, whether any are tandem, and whether a storage cage transfers with the home. Ask separately whether electric vehicle charging has been installed or approved by the board. Confirm too whether the storage cage is deeded, assigned or merely occupied by custom, because the last of those does not transfer.
Due Diligence
Sources give four storeys in one place and five in another, and the published size range shifts by fifty to sixty square feet between records. That level of inconsistency is normal for a small building whose data has been copied between listing sites, and it tells you how much weight to put on any unsourced detail. Count the floors yourself, take the residence area from the recorded condominium plan and the assessor's record, and treat anything else you read online as a lead rather than a fact.
Civil Code section 5550 requires a reserve study with a visual inspection at least every three years, reviewed annually by the board. Here the study has to carry a pool and spa plant, a sauna, an elevator, the roof, the garage slab and waterproofing, and the exterior. Ask for the full study rather than the summary, then divide the major line items by thirty-two to see what each project costs you personally. A generous amenity list in a small association is the classic setting for a large special assessment.
If the home you are buying has a private roof terrace, establish its legal status before anything else. In almost all California condominium declarations a roof deck of this kind is exclusive-use common area: the association owns and maintains the structure and the waterproofing membrane, the owner has the exclusive right to use it, and the rules may make the owner responsible for the surface finish. Ask when the membrane below the deck was last replaced, what the reserve study assumes, and whether any leak history exists.
Civil Code section 5551 requires associations in buildings of three or more attached dwelling units to have exterior elevated elements inspected by a licensed structural or civil engineer or architect, first by 1 January 2025 and every nine years thereafter, with findings incorporated into the reserve study. The statutory trigger is load-bearing components of wood or wood-based products, a live question in a 1974 building with covered balconies and roof decks. Ask whether the inspection was done, what it found, and what remedial work followed.
The building was completed in 1974, in the period immediately after the 1971 San Fernando earthquake prompted major code revisions and two decades before the Northridge revisions. Do not assume a category from the year. Ask the association whether the City of Beverly Hills has ever issued a retrofit notice, structural evaluation order or engineering directive for the property, request any structural engineer's report, and ask what damage and repair followed Northridge in 1994. Minutes and city permit records from that period usually answer it plainly.
Fireplaces are part of this building's appeal, and they are also a rule question. Ask the association whether wood burning is permitted or whether the board has required conversion to gas, whether flues are inspected on a schedule and by whom, and whether the chimney and flue are association property or the owner's. Ask separately whether the association's master insurance policy or its carrier imposes any condition on wood-burning appliances, because carriers in California have become notably less accommodating.
One aggregator describes pets as permitted subject to HOA rules and no source states a leasing restriction. Both need to come from the association in writing. Civil Code section 4741 sets the framework on leasing: a rental cap cannot be set below 25 percent of units, tenancies of 30 days or less may be prohibited, and restrictions adopted after 2020 must be recorded to be enforceable. Ask for the adopted pet rule, the leasing rule, and the current number of tenanted homes out of thirty-two.
Step-down floors, structural beams and loft mezzanines all limit what can be changed, and the association will review anything touching structure, plumbing, flooring or the exterior. Request the architectural guidelines, contractor insurance requirements, working hours and any construction deposit. Establish whether prior work in the home was permitted through the City of Beverly Hills, particularly any loft build-out or removed level change, because unpermitted structural work becomes your problem at resale and can complicate both insurance and lending.
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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