10 Rue Valbonne, Newport Beach, CA 92660
10 Rue Valbonne, Newport Beach, CA 92660
Property Description
Prime Big Canyon Opportunity — the best value in this exclusive Newport Beach guard-gated community. This nearly 4,000 SF home sits on a rare oversized 8,400 SF corner lot with a pool and a three-car garage, priced below anything comparable in Big Canyon. The entire exterior has been newly painted, and inside it's an open canvas for the buyer who would rather design to their own taste than pay a premium for someone else's finishes. Through the front door, a light-filled living room opens under soaring cathedral ceilings and expansive windows. Three bedrooms and three baths are laid out with ease, including a downstairs bath with shower. The primary suite lives large, with dual walk-in closets and a generous bath. A versatile bonus space converts simply to a fourth bedroom, adding flexibility and future value. Outside, a large private landscaped yard wraps a sparkling pool and spa, with generous patio space for entertaining. Live in one of the most exclusive guard-gated communities in Newport Beach — adjacent to Fashion Island, world-class dining and entertainment, and minutes to the beach.
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 5 closed
Newport Beach · Single Family Residence
Listed 9.3% below the median closed sale of $4,495,000. Price per sqft ($1,062) is a 21% discount to closed comps ($1,338). Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Priced below the market — value advantage over the field.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 25 Rue Grand Ducal | Newport Beach | 1973 | 4 | 3 | 3,885 | 6,200 | $1,133 | $4.40M | 81 | 82 |
| 2534 Vista Baya | Newport Beach | 2008 | 3 | 4 | 3,637 | 9,256 | $1,306 | $4.75M | 115 | 81 |
| 20321 Orchid | Newport Beach | 2025 | 4 | 5 | 3,962 | 8,370 | $1,489 | $5.90M | 2 | 79 |
| 96 Old Course | Newport Beach | 1999 | 3 | 5 | 3,923 | 7,349 | $1,299 | $5.09M | 117 | 79 |
| 1961 Port Cardigan Place | Newport Beach | 1970 | 3 | 7 | 3,311 | 8,362 | $2,688 | $8.90M | 179 | 79 |
| Total: 5 · Average | 3.4 | 4.8 | 3,743.6 | 7,907.4 | $1,583 | $5.81M | 98.8 | |||
| Median | 3,885 | $5.09M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 10 Rue Grand Ducal | Newport Beach | 1973 | 09/14/2026 | 3 | 4 | 3,853 | 6,325 | $4.50M | $4.50M | $1,167 | 1.00 | 137 | 82 |
| 2127 Yacht Julia | Newport Beach | 1977 | 09/01/2026 | 4 | 3 | 3,049 | 9,200 | $3.20M | $3.22M | $1,056 | 1.01 | 25 | 79 |
| 2284 Redlands | Newport Beach | 1960 | 08/31/2026 | 4 | 3 | 3,070 | 7,638 | $2.90M | $2.90M | $945 | 1.00 | 116 | 79 |
| 1615 Lincoln Lane | Newport Beach | 2023 | 08/10/2026 | 4 | 4 | 3,380 | 8,580 | $7.00M | $6.75M | $1,997 | 0.96 | 34 | 78 |
| 1753 Port Manleigh | Newport Beach | 1995 | 08/31/2026 | 4 | 5 | 4,240 | 9,450 | $6.59M | $6.47M | $1,525 | 0.98 | 81 | 75 |
| Total: 5 · Average | 3.8 | 3.8 | 3,518.4 | 8,238.6 | $4.77M | $4.77M | $1,338 | — | 78.6 | ||||
| Median | 3,380 | $4.50M | $4.50M | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.