About the Building
Westwood Royale is a 1985 building of twenty-one homes at 10475 Eastborne Avenue, and the Los Angeles County Assessor settles the first question a buyer should ask. This is a genuine for-sale condominium, not a rental held on a single parcel. Twenty-one separately assessed parcels run from 4326-031-045 through 4326-031-065, each carrying the legal description Tract 42766, Lot 1, Condominium, followed by a unit number. Every one of them is coded 010C on the roll. That is the assessor's classification for a purpose-built condominium, distinct from 010E for a building converted from apartments and from the 0500 series used for rental buildings.
The unit numbering describes the building's shape without any need for a floor plan. Homes run 101 through 107, 201 through 207, and 301 through 307: seven residences on each of three residential levels, set over a gated garage. The roll then divides the building cleanly in two. Every sampled home on the first and second floors is recorded as two bedrooms and two bathrooms at between 1,541 and 1,657 square feet. Every sampled home on the third floor is three bedrooms and three bathrooms at between 1,787 and 1,890 square feet, and carries a higher quality class than the floors below.
That quality-class split is worth pausing on, because it is the county's own record confirming what the marketing claims. Floors one and two are classed D85C; the third floor is classed D9C. A change of class within a single building normally reflects a difference in finish, ceiling height or structural complexity rather than a difference in age, and the third-floor homes here are consistently marketed as penthouses with soaring ceilings and private roof decks. A closed sale of unit 306 described twenty-five-foot ceilings, a loft with its own bathroom, and a roof-top patio. Assessor and agent agree, which is not always the case in Westwood.
The block is a narrow pocket of multi-family zoning set inside a single-family neighbourhood. City permit records show 10465, 10475, 10481 and 10485 Eastborne all zoned [Q]R3-1-O, while properties immediately behind on Holman Avenue and Pandora Avenue, on the same assessor map page, are zoned R1-1-O. Westwood Royale therefore has apartment and condominium neighbours along its own street frontage and detached houses at its back. Royal Regency at 10465 Eastborne sits directly alongside and is itself a twenty-one home association. The discovery note describing the two buildings as neighbours is correct, and the parcel records confirm it.
Construction is what 1985 Westwood produced: a wood-framed low-rise over a gated garage, with cantilevered balconies and patios behind a stucco envelope. Every quality class on the roll for this building begins with D, the county's wood-frame class. The date matters more than the frame for ordinance purposes, and the date is favourable. The city's mandatory soft-story programme reaches wood-frame buildings built under codes enacted before 1 January 1978, and the non-ductile concrete programme reaches permits applied for before 13 January 1977. A 1985 building sits outside both. The live exposure at this vintage is water, not a retrofit order.
Amenities & Services
The Residences
Twenty-one residences divided seven, seven and seven is a wide, shallow plan rather than a stacked one. It implies a single circulation core serving a run of homes on each level, with corner positions at either end of the run and interior homes between them. Corners take light on two elevations and command a premium accordingly; interior homes are single-aspect and depend on their balcony or patio orientation for daylight. When you tour, establish which elevation your prospective home faces, how many common walls it has, and whether the elevator and stair are near enough to matter for noise. One closed listing here made a point of a corner home having only one common wall.
Fourteen of the twenty-one homes sit on levels one and two, and the assessor records every sampled one as two bedrooms and two bathrooms. Areas cluster tightly: 1,541, 1,571, 1,608 and 1,657 square feet recur across both floors, which points to a small number of repeating plans rather than bespoke layouts. That is good news for valuation, because true comparables exist inside the building. Listing descriptions for homes at this level mention a great room with a fireplace, a den or office beside the kitchen, a walk-in closet in the principal suite, and in-unit laundry. Confirm the recorded area on the condominium plan rather than the marketing sheet.
All seven homes on the top level are recorded as three bedrooms and three bathrooms at between 1,787 and 1,890 square feet, roughly fifteen to twenty per cent larger than anything below, and all carry the higher D9C quality class. They are marketed as penthouses and numbered as such in listing records, which show unit designations like PH303 and PH306. The discovery note describing this building as entirely two-bedroom is wrong on the roll's own evidence. If you are buying on the third floor you are buying a materially different product, with a materially different comparable set, from the fourteen homes underneath.
The third-floor premium is bought with volume rather than footprint. A closed sale of unit 306 described twenty-five-foot ceilings, an open plan beneath them, a loft carrying its own bathroom and walk-in closet, and a private roof-top patio. That configuration explains why the assessor counts three bedrooms in homes whose floor area is only modestly larger than the two-bedroom plans below: the third sleeping space is the loft. It also raises questions worth asking early. A private roof deck usually sits directly over occupied space, so establish who maintains the membrane beneath it, who insures it, and what the association's rules say about surfaces and planters.
Listing records for first-floor homes describe two separate covered patios with direct access to the pool, and upper homes have balconies. In a California condominium these are almost always exclusive-use common area rather than part of the unit: yours to use, the association's to maintain and repair. That distinction decides who pays when waterproofing fails, and it is not academic here. City permit records show balcony and guardrail work at unit 104 in 2023 and at unit 304 in 2025, both involving waterproofing. Read the CC&Rs on this point before you assume a balcony repair is somebody else's problem.
Closed listings for both a first-floor and a third-floor home describe two covered spaces in the gated community garage, side by side rather than tandem, with guest parking also available. Side-by-side allocation in a building of this size is worth more than the difference sounds, because it removes the daily negotiation that tandem parking forces on two-car households. Aggregator pages also list resident storage. None of this is published by the association, so read the deeded or assigned allocation off the title report and the association's parking schedule, and confirm whether a storage locker travels with the home or is licensed separately.
Due Diligence
Two covered spaces per home in a gated garage, side by side, with guest parking, according to closed listing records for units 107 and 306. The association publishes nothing. Parking in a California condominium can be deeded as a separate unit, assigned as exclusive-use common area, or allocated by revocable licence, and the three behave very differently on resale. Take the allocation from the title report and the recorded condominium plan, not from the listing, and ask whether guest spaces are controlled by permit.
One closed listing for this building recorded pets as not allowed. That is a listing field completed by an agent, not an association publication, and pet rules are among the most frequently amended provisions in any set of governing documents. If a pet matters to your purchase, do not rely on it either way. Request the CC&Rs, the operating rules, and any rule adopted or rescinded by the board since, and confirm the current position in writing before you remove contingencies.
No leasing rule is published for Westwood Royale. California law sets the floor. Civil Code section 4741 prevents an association from adopting a rental cap below twenty-five per cent of units, while expressly allowing it to prohibit tenancies of thirty days or less. In a twenty-one home association, twenty-five per cent is five or six homes, so a cap can bite quickly. Ask what this board has actually adopted, how many homes are currently tenanted, and whether there is a waiting list.
The association publishes no dues figure or schedule of inclusions. Individual closed listings between 2024 and 2026 have reported monthly amounts in the mid-five hundreds to mid-six hundreds, which is a wide enough spread over a short enough period that neither figure should be treated as current. On a building of this type dues typically cover water, trash, common-area maintenance, the pool, the elevator and master insurance. Get the current budget, the last two years of financials, and the statutory disclosure package.
A wood-framed low-rise of 1985 over a garage, on the assessor's D-class quality codes. It falls outside both of the city's mandatory retrofit programmes: the soft-story ordinance reaches wood-frame buildings built under codes enacted before 1 January 1978, and the non-ductile concrete ordinance reaches permits applied for before 13 January 1977. Neighbouring 10481 Eastborne, an older apartment building on the same block, completed a soft-story retrofit in 2021. That is a code question rather than a performance guarantee, and it does not remove the value of an independent structural opinion.
This is the live item. City permit records show guardrail and waterproofing work at unit 104 in 2023, and at unit 304 in 2025 both dry-rot repair with re-stucco and a balcony rebuild with new guardrail, sheathing and waterproofing carried out to an engineer's design. Civil Code section 5551 requires associations of three or more units to have exterior elevated elements inspected by a licensed professional, with the first round due by 1 January 2025 and repeats every nine years. Ask for that report and the board's response to it.
Civil Code section 5550 requires a reserve study with a visual inspection at least every three years, reviewed annually by the board. On a wood-framed building of this age the schedule is dominated by the roof, the stucco and paint cycle, balcony and deck waterproofing, the pool plant and the elevator. The permit history already shows money being spent on dry rot and balconies at unit level. Read the reserve study against that history and ask whether any special assessment has been levied or discussed.
No architectural standard is published. Permit records show owners here pulling individual permits for bathroom remodels and balcony repairs, which suggests a functioning process rather than an obstructive one. Expect association review, acoustic underlayment requirements for hard flooring, restrictions on penetrating floor assemblies, and no unilateral change to windows, guardrails or balcony surfaces, which are normally exclusive-use common area. Check that any work already done to the home you are buying was permitted and finalled, because unpermitted work transfers with the title.
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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