About the Building
The Oakhurst sits at 411 North Oakhurst Drive, on the eastern side of the Beverly Hills flats, in the band of blocks between Burton Way and Third Street where condominium buildings, small apartment houses and single-family homes share the same frontage. The address is inside the city line, which is the practical reason many buyers restrict a search to these blocks in the first place: Beverly Hills operates its own police and fire departments, its own building and safety division, and the Beverly Hills Unified School District. Los Angeles ordinances, including that city's mandatory retrofit programmes, do not reach this side of the boundary.
The building dates from 1999, and county assessment records give the same year for the residences themselves, with effective years running to 2002 as individual homes were finished and reassessed. That places it in the late-nineties Beverly Hills condominium cycle, a period that produced buildings with generous floor plates, subterranean parking, steel or masonry structures and, almost always, a Mediterranean-derived exterior. Listing sources describe The Oakhurst in exactly those terms, citing arched openings, courtyard planting and European cabinetry. Treat the styling as marketing description rather than an attribution: no architect or developer of record appears in any source could be verified.
What is verifiable is the ownership structure. The condominium map is Tract No. 52282, Lot 1, and the Los Angeles County Assessor carries thirty-four separate residential condominium parcels under it, each coded 010C, the county's condominium use code. The parcels run in a continuous block, and the underlying land is recorded at 30,786 square feet. For a buyer that means two things: the unit count published by listing sites is correct, and the site is unusually large for the flats, where a standard lot runs closer to 6,500 square feet. The building is wide rather than tall.
Unit numbering repays a close look before you tour. The county's parcel list shows eleven residences in the 100 series and eleven in the 400 series, but only six each in the 200 and 300 series, with numbers such as 202, 203, 208 and 302 absent altogether. Numbering that runs unevenly across a four-storey building usually signals either two-level residences or a renumbering after the map was recorded. Either explanation changes what a given number tells you about which floor you are on, so read the recorded condominium plan rather than assuming the first digit is the level.
One more point of housekeeping: this is not the building at 321 North Oakhurst Drive, a seven-storey, thirty-six-unit address from 1974 that trades under the name Oakhurst Condominiums. The two are a few blocks apart on the same street, both carry Oakhurst in the name, and listing databases regularly blend their photographs, dues figures and sales histories. When you pull comparables, sort by street number and by the tract number on title, not by building name, or you will end up comparing a 1999 building against a 1974 one and drawing the wrong conclusion about value.
Amenities & Services
The Residences
The county records thirty-four condominium parcels under Tract No. 52282, and a brokerage building page describes four storeys. That works out to an average of eight or nine homes per floor, which is a corridor building rather than a private-elevator one. Expect a shared lobby, a single circulation core and neighbours on both sides of most plans. The compensation is floor area: at this unit count on a 30,786-square-foot site, the residences are large by condominium standards anywhere in the city. Ask which stacks face the street and which face the interior courtyard, because on a wide building of this shape the difference in light and quiet is considerable.
Aggregator data gives a range of roughly 1,594 to 2,226 square feet with an average close to 1,810, in two- and three-bedroom configurations. Individual county assessment records corroborate the middle of that band: one home is carried at 1,877 square feet with two bedrooms and three bathrooms, another at 1,694 square feet in the same configuration. A residence marketed during 2026 was described as 1,740 square feet with two bedrooms and two and a quarter baths. The spread between the smallest and largest homes is roughly six hundred square feet, so confirm the exact area from the condominium plan rather than the listing sheet.
The recurring configuration here is two bedrooms with three bathrooms, which in late-nineties Beverly Hills construction almost always means two en-suite bedrooms plus a powder room, and sometimes a maid's or office room counted separately. That layout ages well: it lets a household host without giving up a bedroom, and it resells to downsizers who will not accept a shared bath. Verify from the plan whether the third bathroom serves a den or a staff room, because that distinction changes the bedroom count a lender and an appraiser will use, and it is the single most common source of disagreement between a listing sheet and a recorded map in buildings of this generation.
The 100 and 400 series each carry eleven parcels while the 200 and 300 series carry six, with several numbers skipped entirely. In a four-storey building that pattern usually points to two-level residences or a post-recording renumbering. Before you form a view on which stack you want, ask for the recorded condominium plan and match unit number to level, elevation and orientation. It also matters for parking and storage assignments, which are typically tied to the unit number on the map rather than to the door number in the corridor. Where the two have drifted apart over twenty-five years, the map governs and the door number does not.
Listing sources describe gourmet kitchens, crown moulding, hardwood floors and fireplaces, with European cabinetry and stone in the baths. That is the standard late-nineties Beverly Hills specification and it is now more than twenty-five years old. Kitchens and baths of that vintage are usually either original and dated or comprehensively replaced, and the difference between the two is easily two hundred dollars a square foot. Inspect the mechanical systems with the same eye: original condensers, water heaters and dishwashers from 1999 are long past their design life, and in a building of this size the association is unlikely to have replaced anything inside the walls of a private residence.
Published descriptions give subterranean parking behind an automatic gate, with controlled entry, guest stalls, side-by-side spaces and common storage. Side-by-side is worth confirming in writing, because tandem spaces are common in buildings of this size and materially affect resale. Read the deeded or assigned allocation off the title report and the association's parking map, and check whether any storage cage is deeded, assigned or merely used by custom. Electric-vehicle charging is not documented in any source, so ask the board what it has adopted and what it permits. California law obliges associations to allow owners to install charging under reasonable conditions, but the practical constraint in a 1999 garage is usually available electrical capacity rather than policy.
Due Diligence
Square footage published on aggregator pages here comes from prior listings, not from a measured survey. The county's own figures for individual homes differ from listing figures by tens of square feet in both directions. The recorded condominium plan for Tract No. 52282 is the document that defines the boundaries of what you own, including whether balconies, patios and storage are exclusive-use common area rather than part of the unit. Ask escrow for it early; it is inexpensive to pull and it settles most disputes about area.
Every dollar of staffing, insurance, water and reserve funding in this building is divided among thirty-four owners. That is a small denominator for a full-service description, and it is why buildings this size often carry higher dues per square foot than much larger towers with far longer amenity lists. Read two years of financial statements and the current budget, and look specifically at what proportion of dues goes to reserves rather than to operations. A low assessment with a thin reserve is a deferred bill, not a bargain.
California Civil Code section 5550 requires an association to complete a reserve study with a visual inspection at least every three years and to review it annually. For a 1999 building the components now coming due are elevators, boilers or water heaters, garage waterproofing, roof and exterior paint, and possibly the plumbing risers. Ask when the last study was performed, what percentage funded the association is, and whether the board has adopted the study's recommended funding plan or something less. The gap between the two is the risk.
Civil Code section 5551 requires associations with three or more units to have exterior elevated elements, meaning balconies, decks, stairs and walkways with load-bearing components of wood, inspected by a licensed structural engineer or architect, with the first inspection due by 1 January 2025 and repeats every nine years. Ask for the completed report and the board's response to it. Where repairs were recommended, ask whether they have been funded, scheduled or deferred, and whether a special assessment is contemplated.
Beverly Hills issues its own permits and administers its own building code, so the City of Los Angeles retrofit ordinances that apply a few blocks east are irrelevant here. A 1999 building was designed to a post-Northridge code cycle, which is a meaningful advantage over the 1960s stock nearby, but it is not a performance guarantee. Ask the association whether any structural evaluation has been performed, and ask the city's building division directly what, if anything, applies to this address.
No published rental cap or minimum term could be verified for this association. California law sets the outer bounds: Civil Code section 4741 prevents an association from capping rentals below twenty-five percent of units, while allowing a prohibition on tenancies of thirty days or less. If you are buying with any intention of renting, get the current rule in writing along with the date it was adopted, and confirm how many homes in the building are already tenanted.
Multiple listing sources describe the building as pet friendly subject to association rules, which is the standard formulation for limits on number, weight or breed rather than an open policy. Request the current pet rule and any resolution adopted since the CC&Rs were recorded. California law separately protects assistance animals, which are not pets for legal purposes, so a blanket prohibition in an old declaration is not necessarily enforceable as written.
Listing sources assign the address to Hawthorne Elementary and Beverly Hills High School, but Beverly Hills Unified has changed grade configurations more than once in recent years and enrolment is administered by the district, not by the building. Confirm current assignment directly. On insurance, master policy premiums across Southern California have moved sharply since the January 2025 fires; building-specific terms are not public, so request the current policy, the deductible and the loss run 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
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