
2118 Leeward, Newport Beach, CA 92660
2118 Leeward, Newport Beach, CA 92660
Property Description
Only four homes on Leeward Lane share this perspective of the Back Bay. 2118 is one of them. Behind that rare setting is a residence transformed with unusual depth and intention. Extensively rebuilt from the studs and expanded by approximately 1,200 square feet, the home now encompasses approximately 4,200 square feet, with five bedrooms, three-and-a-half bathrooms, a private office, professional gym, and expansive upstairs bonus room. The interiors favor craftsmanship over ornament, with solid oak doors, custom millwork, brass hardware, trimless lighting, and heated stone and tile flooring. At the center of the home, the kitchen pairs a 60-inch Wolf range and Thermador refrigeration with marble countertops, custom cabinetry, and a generous walk-in pantry. A 29-foot folding glass wall opens the main living space to the outdoors, creating a seamless connection to the entertaining areas and framing the Back Bay beyond. The primary suite offers its own sense of retreat, with a gas fireplace and spa-inspired bath featuring heated floors and a steam shower. The transformation extends well beyond the visible finishes. Electrical, plumbing, HVAC, sewer, sprinkler, tankless water heating, fiber-optic, audio, and security infrastructure were extensively renewed, while additional details include an upgraded laundry room, wine-storage provisions, recirculating hot water, and an oversized two-car garage. At 2118 Leeward Lane, what was created is as substantial as what was added: a home where architecture, infrastructure, and setting have been considered with equal importance.
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 5 closed
Newport Beach · Single Family Residence
Listed 11.7% above the median closed sale of $8,500,000. Price per sqft ($2,261) is a 26% premium to closed comps ($1,797). Closed comps sold at 89% 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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 2572 Bayshore Drive | Newport Beach | 1976 | 5 | 4 | 3,745 | 8,601 | $6,662 | $24.95M | 53 | 86 |
| 1114 Balboa Boulevard | Newport Beach | 1963 | 5 | 6 | 3,821 | 8,520 | $6,791 | $25.95M | 41 | 84 |
| 21 Bay Island | Newport Beach | 2000 | 4 | 6 | 4,395 | 4,395 | $3,811 | $16.75M | 70 | 76 |
| 47 Linda Isle | Newport Beach | 1969 | 5 | 7 | 4,344 | 5,400 | $2,991 | $12.99M | 187 | 75 |
| 1444 Bay | Newport Beach | 1949 | 5 | 4 | 3,742 | 3,850 | $2,938 | $10.99M | 39 | 74 |
| Total: 5 · Average | 4.8 | 5.4 | 4,009.4 | 6,153.2 | $4,638.6 | $18.33M | 78 | |||
| Median | 3,821 | $16.75M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 520 Kings | Newport Beach | 1986 | 06/03/2026 | 4 | 4 | 4,173 | 8,601 | $6.60M | $5.80M | $1,390 | 0.88 | 158 | 86 |
| 218 Evening Star | Newport Beach | 1964 | 10/02/2026 | 5 | 4 | 4,500 | 6,000 | $9.90M | $8.50M | $1,889 | 0.86 | 99 | 82 |
| 11 Hillsborough | Newport Beach | 1980 | 07/17/2026 | 4 | 4 | 3,839 | 7,440 | $5.30M | $5.00M | $1,302 | 0.94 | 55 | 82 |
| 736 Harbor Island Drive | Newport Beach | 1979 | 10/07/2026 | 5 | 4 | 3,922 | 5,000 | $9.75M | $9.35M | $2,384 | 0.96 | 106 | 79 |
| 701 Bayside Drive | Newport Beach | 2007 | 08/17/2026 | 5 | 6 | 4,410 | 5,300 | $10.88M | $8.90M | $2,018 | 0.82 | 59 | 74 |
| Total: 5 · Average | 4.6 | 4.4 | 4,168.8 | 6,468.2 | $7.51M | $7.51M | $1,796.6 | — | 95.4 | ||||
| Median | 4,173 | $8.50M | $8.50M | ||||||||||
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.