113 Appian, Irvine, CA 92602
113 Appian, Irvine, CA 92602
Property Description
$160K builder upgrades! Enjoy stunning sunset, city-light, and mountain views from this newer 4-bedroom, 3-bathroom home with a spacious loft, ideally situated on a premium view lot in the guard-gated Reserve at Orchard Hills. Positioned alongside the community’s former model homes, this residence enjoys a distinctive and private setting with no homes directly behind. The front overlooks a landscaped guest parking area with no home directly across the street, creating an open, low-density feel. A wall of floor-to-ceiling windows and two panoramic sliding glass doors fill the living area with natural light and create seamless indoor-outdoor living. Highlights include a first-floor bedroom and full bathroom, builder-upgraded finishes and flooring, a gourmet kitchen featuring a built-in Sub-Zero refrigerator and Wolf appliances, and motorized Hunter Douglas shades. Just a 2–3-minute walk from the community park, pool, and clubhouse. Additional community amenities include two resort-style pools, playgrounds, and sports courts. Served by award-winning Irvine Unified schools, including Canyon View Elementary School and Northwood High School. A must-see!
Features & Amenities
Property Details
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About Orchard Hills
This property is located in Orchard Hills, a community in Irvine. Explore more listings in this neighborhood to compare options and pricing.
View Orchard Hills ListingsComparative Market Analysis
Luxury Tier · 5 active · 5 closed
Orchard Hills · Irvine · Single Family Residence
Listed 45.2% above the median closed sale of $2,410,000. Price per sqft ($1,373) is a 39% premium to closed comps ($991). Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Positioned above the market — commands a premium.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 149 Summerland | Irvine | 2019 | 4 | 3 | 2,909 | 4,147 | $1,437 | $4.18M | 73 | 96 |
| 126 Long Fence | Irvine | 2015 | 4 | 5 | 3,114 | 3,760 | $931 | $2.90M | 146 | 90 |
| 144 Bellini | Irvine | 2018 | 4 | 3 | 2,548 | 4,384 | $981 | $2.50M | 25 | 85 |
| 53 Navajo | Irvine | 2019 | 4 | 4 | 2,686 | 3,963 | $997 | $2.68M | 26 | 84 |
| 52 English Saddle | Irvine | 2020 | 4 | 4 | 2,719 | 4,125 | $955 | $2.60M | 51 | 83 |
| Total: 5 · Average | 4.0 | 3.8 | 2,795.2 | 4,075.8 | $1,060.2 | $2.97M | 64.2 | |||
| Median | 2,719 | $2.68M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 152 Statura | Irvine | 2023 | 08/31/2026 | 4 | 3 | 2,548 | 4,159 | $2.78M | $2.65M | $1,038 | 0.95 | 51 | 86 |
| 222 Fiore | Irvine | 2022 | 08/12/2026 | 4 | 3 | 2,548 | 3,750 | $2.49M | $2.41M | $946 | 0.97 | 41 | 86 |
| 106 Albero | Irvine | 2022 | 06/22/2026 | 4 | 3 | 2,382 | 4,166 | $2.70M | $2.52M | $1,058 | 0.93 | 60 | 84 |
| 217 Piazza | Irvine | 2022 | 07/24/2026 | 4 | 3 | 2,548 | 3,705 | $2.29M | $2.30M | $903 | 1.00 | 49 | 84 |
| 155 Somera | Irvine | 2025 | 07/17/2026 | 4 | 3 | 2,277 | 3,773 | $2.50M | $2.30M | $1,010 | 0.92 | 92 | 84 |
| Total: 5 · Average | 4.0 | 3.0 | 2,460.6 | 3,910.6 | $2.44M | $2.44M | $991 | — | 58.6 | ||||
| Median | 2,548 | $2.41M | $2.41M | ||||||||||
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.