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2118 Leeward, Newport Beach, CA 92660

$9.49M5bd · 4ba · 4,200 sqft
Lot 8,400 sqft•Single Family Residence•
Active
•13d on market•MLS# OC-26212835

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

FeeBuilt 1964

Property Details

Land Type
Fee
Year Built
1964
Property Type
Residential
Property Subtype
Single Family Residence
Parking Spaces
4
Garage Spaces
2
Heating
Central
Cooling
Central Air
View
Back Bay, Bay, City Lights, Hills, Mountain(s), Water
Flooring
Wood
Roof
Wood
City
Newport Beach
Zip Code
92660
County
Orange
Listed byUnknown Office, Garrett Weston

Mortgage Calculator

Current Rates

$
$
%
Monthly Payment
$48,011.89
Principal & Interest
Loan Amount
$7,596,000
Total Interest
$9,688,279
Total Payment Over 30 Years
$17,284,279
This calculator provides estimates only. Actual mortgage payments may include taxes, insurance, HOA fees, and PMI. Contact a lender for accurate quotes.

Comparative Market Analysis

Luxury Tier · 5 active · 5 closed

2118 Leeward, Newport Beach, CA 92660

Newport Beach · Single Family Residence

$9.49M
Luxury Tier
Beds
5
Baths
4
Sqft
4,200
Lot
8,400 sqft
Year
1964
$/Sqft
$2261
Pool: No✓
Spa: No✓
View: city✓
Garage: 2-car✓

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.

Premium
Subject listed at $9.49M· $2,261/sqft
Total list price
Closed comps
vs closed median $8.50M
+$995K (+11.7%)
Active comps
vs active median $16.75M
−$7.25M (−43.3%)
Price per sqft
Closed compsinsufficient comp data
Active comps
vs active avg $/sqft $4,639
−$2K (−51.3%)

Active Properties (5)

Active Comparables

AddressCityYearBDBTHSqFtLotSzLP/SqFtLPDIMScore
2572 Bayshore DriveNewport Beach1976543,7458,601$6,662$24.95M5386
1114 Balboa BoulevardNewport Beach1963563,8218,520$6,791$25.95M4184
21 Bay IslandNewport Beach2000464,3954,395$3,811$16.75M7076
47 Linda IsleNewport Beach1969574,3445,400$2,991$12.99M18775
1444 BayNewport Beach1949543,7423,850$2,938$10.99M3974
Total: 5 · Average4.85.44,009.46,153.2$4,638.6$18.33M78
Median3,821$16.75M

Closed Properties (5)

Closed Comparables

AddressCityYearDateBDBTHSqFtLotSzLPSPSP/SqFtSP/LPDIMScore
520 KingsNewport Beach198606/03/2026444,1738,601$6.60M$5.80M$1,3900.8815886
218 Evening StarNewport Beach196410/02/2026544,5006,000$9.90M$8.50M$1,8890.869982
11 HillsboroughNewport Beach198007/17/2026443,8397,440$5.30M$5.00M$1,3020.945582
736 Harbor Island DriveNewport Beach197910/07/2026543,9225,000$9.75M$9.35M$2,3840.9610679
701 Bayside DriveNewport Beach200708/17/2026564,4105,300$10.88M$8.90M$2,0180.825974
Total: 5 · Average4.64.44,168.86,468.2$7.51M$7.51M$1,796.6—95.4
Median4,173$8.50M$8.50M

Market Analysis

List vs Sale $/SqFt

Sale Price Trend

Days on Market

Sale vs List Price

AI-generated CMA

This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.