About the Building
Westgate Flats at 1529 South Westgate Avenue is a small 2009 condominium building in the Sawtelle district of West Los Angeles — a different proposition from the Wilshire Corridor towers, at four storeys and eight residences on a residential street. Its developer and architect are not identified in readily available public records, which is typical for infill buildings of this size. It arrived as Sawtelle's Japanese-rooted restaurant rows and the technology and healthcare employment nearby were pushing the neighbourhood from rental territory toward ownership stock, and it remains one of the area's few small condominium buildings.
The building is a contemporary low-rise: eight units over a gated subterranean garage, with an elevator, keypad and intercom access, and a shared roof deck above — listing material also describes a landscaped courtyard at the heart of the plan. Ownership is standard condominium with conventional financing. An eight-owner association is as small as they come: every budget line is split eight ways, governance is neighbour-to-neighbour, and reserves and minutes carry outsized weight in diligence. The 2009 construction date means modern code and no mandatory seismic retrofit exposure of any kind.
Residences are two- and three-bedroom plans, recorded from about 1,302 to 1,832 square feet — house-alternative scale rather than starter stock. Listing descriptions note hardwood floors, granite or marble counters, zebra-wood cabinetry in some kitchens, fireplaces, in-unit laundry and private balconies or terraces; upper units gain light, and the fourth floor sits nearest the roof deck. The arithmetic of eight homes over four storeys implies two residences per level, so exposures are generous and shared walls few. Finishes date from 2009 and vary with owner updates since.
There is no staff — no doorman, valet or concierge — and none should be expected at this scale; the building runs on controlled access and professional management rather than personnel. Documented amenities are the roof deck, courtyard, elevator, trash chute, guest parking off the alley and electric-vehicle charging noted in listing material. Each residence is reported to come with two dedicated garage spaces. Rental listings describe water, sewer and trash as covered for occupants, a hint at association inclusions; owners should confirm the actual dues breakdown during escrow.
The market position is straightforward: more space than a Westside townhouse rental, less overhead than a staffed building, in a neighbourhood where small-lot ownership options are scarce. It competes with Sawtelle's townhomes and small condo buildings rather than with the corridor, and its buyers are typically owner-occupiers working west of the 405 or investors holding for the area's rental depth. With eight homes, sales are infrequent and in-building pricing references thin, so underwriting leans on the surrounding small-building market. The roof deck and double parking are its recurring selling points.
Amenities & Services
The Residences
The building's arithmetic — eight homes over four storeys — implies two residences per level, giving each home dual exposures, few shared walls and elevator landings serving only a pair of doors.
Recorded two-bedroom homes run roughly 1,302 to 1,774 square feet, most with two-and-a-half baths, private balconies and in-unit laundry — apartment convenience delivered at near-townhouse scale and size.
The largest recorded plans reach about 1,832 square feet with three bedrooms — enough space for households that would otherwise be shopping for small houses west of the 405.
Listings note hardwood floors, granite and marble counters, zebra-wood cabinetry, stainless appliances and fireplaces; some homes remain original 2009 specification while others have been refreshed since.
Most homes carry private balconies or terraces, and the common roof deck adds entertaining space with neighbourhood views — the building's signature amenity at this scale.
The street sits within walking distance of Sawtelle Boulevard's restaurant rows, with Olympic Boulevard and the 405 close by for Century City, Santa Monica and UCLA commutes.
Due Diligence
Each residence is reported to include two dedicated spaces in the gated subterranean garage, with guest parking off the alley and EV charging noted in listing material. Confirm the assignments in the title documents.
A rental listing in the building reports dogs allowed, but the association's owner-facing pet policy is not fully documented. Verify the CC&R pet rules through escrow before relying on them.
Units have been rented in the building, indicating leasing is permitted; caps, minimum terms or seasoning rules for this eight-unit association are not publicly documented. Confirm directly with the HOA.
Rental listings describe water, sewer and trash covered for occupants, suggesting the association carries those utilities; the full dues inclusion list is not publicly documented. Review the budget during escrow.
Built in 2009 under modern code, the building faces no mandatory retrofit program — the non-ductile concrete and soft-story ordinances target much older construction. A standard structural inspection still applies.
No assessments or major projects are publicly documented. With eight owners, a roof or elevator project divides heavily per home; the reserve balance is the single most important document to review.
The building is unstaffed — no doorman, valet or concierge — and relies on controlled access, intercom entry and professional management. Confirm the current management company and its service scope.
Alterations require association approval as in any condominium; with two homes per floor and shared systems, expect neighbour-notification norms. Request the association's rules and insurance requirements before scoping work.
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
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.
