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900 Napoli Drive, Pacific Palisades, CA 90272

$25.00M5bd · 7ba · 7,167 sqft
Lot 28,777 sqft•Single Family Residence•
Active
•95d on market•MLS# 00-26836275

Property Description

One of the most spectacular mid century houses on the market today on the most desirable stretch of golf frontage in LA. Designed by lauded architect Paul Wuesthoff, the house sits perched on "the rim" of the Riviera golf and Tennis club with head on views of the 4th, 5th, 7th, 8th and 17th fairways with a clear view of the green on the 15th. The perfect spot to sit and enjoy the view as the 2028 Olympics unfold in your own backyard. Taken down to the studs and rebuilt with entirely new systems, the house has soaring tongue and groove ceilings with clerestory windows and walls of glass that define the era. As you enter through the auto gate to the motor court, you're greeted by the first and highest of 5 waterfalls that cascade into multiple koi filled ponds all connected by a rambling stream. The grounds, designed by legendary landscape firm Eckbo, Dean, Austin & Williams, hold 18 massive redwoods, Canary Island pines and a verdant assortment of foliage that unfurls directly to the course's 4th and 5th holes. Inside, floor-to-ceiling glass runs through nearly every room with most opening onto a private deck or patio. Chevron- patterned solid hardwood floors flow throughout and 3 wood burning fireplaces anchor the spaces. The fully remodeled gourmet chef's kitchen and family room are outfitted with top-of-the-line appliances built for everyday life and serious entertaining alike. Even the elevator is it's own architectural moment - a round glass cab that descends through the branches of a massive redwood, delivering you to a plush and moody media room below. Outside is a sanctuary of it's own: pool, hot tub, cabana, an outdoor fireplace, a fire pit and built-in BBQ and a deck with a peekaboo view of the Pacific Ocean. A beautiful, private guest house sits among it's own forested landscaping, with sweeping views of it's own. A rare architectural pedigree, fully modernized and tucked into one of LA's most coveted neighborhoods.

Features & Amenities

FeeBuilt 1963

Property Details

Land Type
Fee
Year Built
1963
Property Type
Residential
Property Subtype
Single Family Residence
Heating
Central, Fireplace(s)
Cooling
Central Air
View
Canyon, Golf Course, Ocean, Trees/Woods
Flooring
Carpet, Wood
City
Pacific Palisades
Zip Code
90272
County
Los Angeles
Listed byChristie's International Real Estate SoCal, Aaron Kirman

Mortgage Calculator

Current Rates

$
$
%
Monthly Payment
$126,388.32
Principal & Interest
Loan Amount
$19,996,000
Total Interest
$25,503,796
Total Payment Over 30 Years
$45,499,796
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 · 3 closed

900 Napoli Drive, Pacific Palisades, CA 90272

Pacific Palisades · Single Family Residence

$25.00M
Luxury Tier
Beds
5
Baths
7
Sqft
7,167
Lot
28,777 sqft
Year
1963
$/Sqft
$3488
Pool: Yes✓
Spa: Yes✓
View: golf✓

Listed 156.8% above the median closed sale of $9,735,000. Price per sqft ($3,488) is a 172% premium to closed comps ($1,281). 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 $25.00M· $3,488/sqft
Total list price
Closed comps
vs closed median $9.73M
+$15.26M (+156.8%)
Active comps
vs active median $12.50M
+$12.49M (+100.0%)
Price per sqft
Closed compsinsufficient comp data
Active comps
vs active avg $/sqft $2,017
+$1K (+72.9%)

Active Properties (5)

Active Comparables

AddressCityYearBDBTHSqFtLotSzLP/SqFtLPDIMScore
770 Napoli DrivePacific Palisades2002577,70733,803$3,503$27.00M384
1716 San Remo DrivePacific Palisades2020577,71222,188$1,621$12.50M3068
13731 Romany DrivePacific Palisades1998576,73215,550$1,559$10.49M11962
931 Chautauqua BoulevardPacific Palisades2008576,6209,475$1,329$8.79M2759
773 Amalfi DrivePacific Palisades20076107,46718,094$2,075$15.49M2859
Total: 5 · Average5.27.67,247.619,822$2,017.4$14.86M41.4
Median7,467$12.50M

Closed Properties (3)

Closed Comparables

AddressCityYearDateBDBTHSqFtLotSzLPSPSP/SqFtSP/LPDIMScore
17335 Tramonto DrivePacific Palisades202005/29/2026577,32820,311$7.25M$6.60M$9010.915266
241 Alma Real DrivePacific Palisades193008/28/2026597,53921,780$13.20M$11.15M$1,4790.846265
782 Ranch LanePacific Palisades201206/12/2026566,6529,184$10.75M$9.73M$1,4630.9112657
Total: 3 · Average5.07.37,17317,091.667$9.16M$9.16M$1,281—80
Median7,328$9.73M$9.73M

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.