
1228 West Oceanfront, Newport Beach, CA 92661
1228 West Oceanfront, Newport Beach, CA 92661
Property Description
Set on one of the Peninsula’s deeper oceanfront lot segments, with approximately 102.5 feet of depth, this boardwalk-front residence offers roughly 3,669 square feet, sweeping Pacific views, a generous brick patio steps from the sand, and an unusually capable parking package: a three-car garage plus two additional outside spaces. The professionally decorated interior was comprehensively refreshed in 2018, including the kitchen, flooring, primary bath, and guest bedrooms. Wide ocean-facing doors connect the main living spaces to the patio for everyday coastal living and entertaining. The open kitchen features a custom marble island, Viking range, and Sub-Zero refrigerator. An ocean-view office adjoining the primary suite provides a dedicated work-from-home retreat, while the large flex room—currently arranged for billiards—can serve as a media room, den, studio, or additional gathering space. Additional features include a tankless water heater and vaulted ceilings in the three-car garage. Positioned along the boardwalk west of Newport Pier and a short walk from Newport Elementary, 1228 W Oceanfront combines deep-lot scale, flexible interiors, broad ocean views, and parking for five vehicles in a package that is difficult to replicate on the Peninsula. Property being advertised as furnished with the sale.
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 5 closed
Newport Beach · Single Family Residence
Listed 81.8% above the median closed sale of $6,600,000. Price per sqft ($3,271) is a 41% premium to closed comps ($2,326). Closed comps sold at 95% of list — buyers have negotiating leverage. 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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 503 J | Newport Beach | 2025 | 4 | 6 | 3,577 | 3,000 | $2,375 | $8.49M | 58 | 77 |
| 121 41st | Newport Beach | 2018 | 4 | 5 | 3,224 | 2,550 | $2,466 | $7.95M | 73 | 74 |
| 224 Coral | Newport Beach | 1990 | 4 | 4 | 3,363 | 3,960 | $1,680 | $5.65M | 5 | 69 |
| 23 Edgewood | Newport Beach | 1998 | 4 | 4 | 3,100 | 4,135 | $1,451 | $4.50M | 116 | 67 |
| 928 Balboa Boulevard | Newport Beach | 2016 | 4 | 6 | 3,341 | 4,233 | $4,488 | $14.99M | 43 | 60 |
| Total: 5 · Average | 4.0 | 5.0 | 3,321 | 3,575.6 | $2,492 | $8.32M | 59 | |||
| Median | 3,341 | $7.95M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 332 Holmwood Drive | Newport Beach | 1994 | 07/20/2026 | 3 | 3 | 3,520 | 5,888 | $4.13M | $3.72M | $1,057 | 0.90 | 70 | 75 |
| 2601 Bayshore Drive | Newport Beach | 1998 | 09/08/2026 | 4 | 5 | 3,672 | 4,000 | $11.20M | $11.00M | $2,996 | 0.98 | 195 | 70 |
| 600 Via Lido Nord | Newport Beach | 1981 | 07/02/2026 | 3 | 3 | 3,846 | 3,600 | $17.00M | $15.50M | $4,030 | 0.91 | 127 | 68 |
| 30 Long Bay | Newport Beach | 1999 | 09/18/2026 | 4 | 4 | 3,100 | 4,133 | $4.58M | $4.50M | $1,452 | 0.98 | 63 | 67 |
| 503 L Street | Newport Beach | 2018 | 09/22/2026 | 4 | 5 | 3,148 | 3,523 | $6.89M | $6.60M | $2,097 | 0.96 | 130 | 62 |
| Total: 5 · Average | 3.6 | 4.0 | 3,457.2 | 4,228.8 | $8.26M | $8.26M | $2,326.4 | — | 117 | ||||
| Median | 3,520 | $6.60M | $6.60M | ||||||||||
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.