433 Narcissus, Irvine, CA 92602
433 Narcissus, Irvine, CA 92602
Property Description
Welcome to Pinnacle at the Summit at Orchard Hills by Toll Brothers, an exclusive new, guard-gated community in Irvine. Homesite 104 is a premier new construction residence with beautiful city light views located on a single-loaded street, offering a private and serene location. The Addis floor plan features 5 en-suite bedrooms, 5.5 baths, and approximately 4,354 square feet of thoughtfully designed living space on a large 6,316 square foot homesite, complete with a 2-car garage. Upon entering, the home provides an impressive two-story foyer entrance featuring a floating staircase. The kitchen features a striking large kitchen island, Wolf stainless steel appliances, 48" Subzero built-in refrigerator. The serene primary suite offers a large walk-in closet and a spa-like bath with dual vanities, soaking tub, and luxe shower with seat. Additional highlights include a first-floor powder room, second-floor laundry, and abundant storage throughout. Estimated completion is Summer 2027, representing a limited opportunity in one of Irvine’s most desirable staff-gated hillside communities. Residents enjoy resort-style amenities and access to highly acclaimed Irvine schools. Photos provided are of the model home, actual home is under construction.
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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 31.5% above the median closed sale of $3,980,000. Price per sqft ($1,202) is a 23% premium to closed comps ($980). 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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 421 Narcissus | Irvine | 2027 | 5 | 6 | 4,646 | 6,244 | $1,277 | $5.93M | 23 | 98 |
| 417 Narcissus | Irvine | 2027 | 5 | 6 | 4,608 | 5,686 | $1,259 | $5.80M | 23 | 97 |
| 525 Big Sur | Irvine | 2026 | 5 | 6 | 4,798 | 7,875 | $1,580 | $7.58M | 13 | 94 |
| 136 Salt Spg | Irvine | 2023 | 5 | 6 | 4,460 | 6,999 | $1,231 | $5.49M | 131 | 90 |
| 454 Ridgecrest | Irvine | 2026 | 5 | 6 | 4,879 | 6,022 | $1,073 | $5.24M | 24 | 78 |
| Total: 5 · Average | 5.0 | 6.0 | 4,678.2 | 6,565.2 | $1,284 | $6.01M | 42.8 | |||
| Median | 4,646 | $5.80M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 125 Prestigo | Irvine | 2024 | 06/30/2026 | 4 | 5 | 4,289 | 7,282 | $5.88M | $5.50M | $1,282 | 0.94 | 74 | 86 |
| 17 Lowland | Irvine | 2014 | 06/16/2026 | 5 | 6 | 4,274 | 7,815 | $4.15M | $3.98M | $931 | 0.96 | 25 | 76 |
| 22 Shadybend | Irvine | 2014 | 06/16/2026 | 4 | 5 | 4,200 | 5,308 | $3.68M | $3.42M | $814 | 0.93 | 93 | 73 |
| 12 Spanish Moss | Irvine | 2016 | 06/15/2026 | 4 | 5 | 4,191 | 5,250 | $3.95M | $3.78M | $902 | 0.96 | 53 | 73 |
| 148 Sunset Cove | Irvine | 2015 | 05/27/2026 | 6 | 7 | 4,896 | 10,674 | $5.00M | $4.75M | $970 | 0.95 | 76 | 63 |
| Total: 5 · Average | 4.6 | 5.6 | 4,370 | 7,265.8 | $4.29M | $4.29M | $979.8 | — | 64.2 | ||||
| Median | 4,274 | $3.98M | $3.98M | ||||||||||
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.