
900 Napoli Drive, Pacific Palisades, CA 90272
900 Napoli Drive, Pacific Palisades, CA 90272
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
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 3 closed
Pacific Palisades · Single Family Residence
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.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 770 Napoli Drive | Pacific Palisades | 2002 | 5 | 7 | 7,707 | 33,803 | $3,503 | $27.00M | 3 | 84 |
| 1716 San Remo Drive | Pacific Palisades | 2020 | 5 | 7 | 7,712 | 22,188 | $1,621 | $12.50M | 30 | 68 |
| 13731 Romany Drive | Pacific Palisades | 1998 | 5 | 7 | 6,732 | 15,550 | $1,559 | $10.49M | 119 | 62 |
| 931 Chautauqua Boulevard | Pacific Palisades | 2008 | 5 | 7 | 6,620 | 9,475 | $1,329 | $8.79M | 27 | 59 |
| 773 Amalfi Drive | Pacific Palisades | 2007 | 6 | 10 | 7,467 | 18,094 | $2,075 | $15.49M | 28 | 59 |
| Total: 5 · Average | 5.2 | 7.6 | 7,247.6 | 19,822 | $2,017.4 | $14.86M | 41.4 | |||
| Median | 7,467 | $12.50M | ||||||||
Closed Properties (3)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 17335 Tramonto Drive | Pacific Palisades | 2020 | 05/29/2026 | 5 | 7 | 7,328 | 20,311 | $7.25M | $6.60M | $901 | 0.91 | 52 | 66 |
| 241 Alma Real Drive | Pacific Palisades | 1930 | 08/28/2026 | 5 | 9 | 7,539 | 21,780 | $13.20M | $11.15M | $1,479 | 0.84 | 62 | 65 |
| 782 Ranch Lane | Pacific Palisades | 2012 | 06/12/2026 | 5 | 6 | 6,652 | 9,184 | $10.75M | $9.73M | $1,463 | 0.91 | 126 | 57 |
| Total: 3 · Average | 5.0 | 7.3 | 7,173 | 17,091.667 | $9.16M | $9.16M | $1,281 | — | 80 | ||||
| Median | 7,328 | $9.73M | $9.73M | ||||||||||
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.