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The Most Expensive Homes for Sale in Los Angeles Right Now
A $400M Bel Air compound, the Stahl House on the market for the first time in 65 years, and Kylie Jenner's Holmby Hills fortress — the top of the LA luxury ladder right now.
May 21, 202613 min read
Los Angeles is the most active ultra-luxury market in the country. There are currently more nine-figure listings here than in any other US city. The Platinum Triangle (Bel Air, Beverly Hills, Holmby Hills) sits at the top of the global luxury ladder alongside Monaco and Knightsbridge, and the inventory you can actually see on the open market is only a fraction of what's quietly trading.
We're breaking down the most expensive homes currently listed across Greater LA, and what they say about the state of luxury real estate here. From Bel Air promontories to a Hollywood Hills landmark hitting the market for the first time in 65 years, these are the listings collectors, agents, and architecture obsessives are watching.
Prices and availability change constantly at this end of the market. Updated quarterly.
Why LA dominates the global ultra-luxury market
Los Angeles ultra-luxury runs on three engines: privacy, scarcity, and entertainment-industry wealth that has been compounding for nearly a century.
The Platinum Triangle was built on old Hollywood money and has stayed in the same buyer pool (studios, music, finance, tech, sports ownership) for generations. Land in Bel Air, Beverly Hills, and Holmby Hills functionally cannot be assembled today. Lots that come up for sale at the highest tier are nearly always reconfigurations or expansions of estates that already exist.
The coastal layer adds a second engine. Malibu's 21 miles of coastline, particularly the Carbon Beach and Paradise Cove corridors, hold some of the most expensive per-square-foot real estate in the world. Larry Ellison alone owns at least a dozen lots on Carbon Beach. When properties like the Stahl House come up for the first time in decades, the entire architecture world pays attention.
Then there's the celebrity premium. LA is the only US market where buyer demand is constantly fed by public figures sized to spend at this level. The Hidden Hills and Calabasas gated enclaves were built specifically for that buyer.
The result is a market where $20 million is mid-tier and the top of the ladder reaches numbers no other US city has seen. The LA luxury market has shown real signs of life over the past year, with high-end deal volume rebounding even as the Measure ULA "mansion tax" remains in effect on properties above $5 million.
The most expensive homes for sale in LA right now
11201 Chalon Road — "The Crown Jewel of Los Angeles," Bel Air
Asking price: $400,000,000
Specs: 39 bedrooms (10 family + 13 staff in main house, 6 guest + 10 staff in guest house), 59 bathrooms, 70,000+ sq ft across multiple structures, 8-acre flat promontory lot
Standout features: Designed by world-renowned architect Peter Marino, completed in 2018 after the better part of a decade in construction. The estate spans multiple structures including a main residence, a guesthouse, and resort-level wellness and fitness facilities. Three swimming pools. Multiple kitchens. Staff quarters built into both the main and guest houses. Unobstructed views from downtown Los Angeles to the Pacific Ocean, overlooking the Bel Air Country Club.
Neighborhood context: Bel Air's hillside promontories are the rarest land in LA luxury. The combination of an 8-acre flat lot at this elevation, the views, and the privacy from the Country Club below would be effectively impossible to replicate under current city codes.
Listing history: Hit the market in April 2026 as the most expensive public residential listing in the world. If it sells anywhere near asking, it shatters the existing US residential sale record (around $240M for a 2019 NYC apartment purchase).
Listed by: Jack Harris and Michael Fahimian of The Beverly Hills Estates. View listing →
10644 Bellagio Road — Casa Encantada, Bel Air
Asking price: $170,000,000
Specs: 7 bedrooms, 20 bathrooms, 28,725 sq ft main residence, 8.4 acres
Standout features: Built in 1938 by Russian-born architect James E. Dolena and described by him as "modern Georgian with Grecian influences." Conrad Hilton purchased the estate in 1950, named it Casa Encantada, and lived there until his death in 1978. The home features a walnut-paneled library, hand-lacquered dining room walls, twin formal salons, and a Lucite bar that reads like a 1940s film set. Restoration work in the early 2000s was overseen by architect and Warhol collaborator Peter Marino. The grounds (rose gardens, mature canopy, and resort-scale landscaping over 8.4 acres) overlook the Bel Air Country Club.
Neighborhood context: Casa Encantada sits at one of the highest-priced corners of Bel Air, where individual lots regularly trade for the cost of an entire estate elsewhere. The combination of mature acreage, country club views, and architectural pedigree at this scale doesn't exist anywhere else in LA at any price.
Listing history: Casa Encantada has held the title of America's most expensive listing on two separate prior occasions. The Winnick family listed it at $225M in 2019, then $250M in 2023, then $190M in late 2024. The current $170M ask is the lowest the estate has been publicly listed in nearly a decade.
Listed by: Kurt Rappaport of Westside Estate Agency, Drew Fenton of Carolwood Estates, and Josh Flagg of Compass. View market coverage →
77 Beverly Park Lane — Beverly Park Fortress, Beverly Hills
Asking price: $68,000,000
Specs: 9 bedrooms, 15 bathrooms, 27,000 sq ft, 2.11-acre flat lot plus 4-acre private mountain backdrop
Standout features: Designed by William Hablinski and set on one of the largest flat lots in Beverly Park, the world's most prestigious gated enclave. The estate blends global stone, soaring volumes, and a 50-car parking capacity engineered for the serious collector. A bottomless wine cellar, a multimillion-dollar private theater, an outdoor kitchen with a pizza oven, and grounds inspired by the legendary San Ysidro Ranch. The 4-acre mountain behind the property guarantees permanent seclusion.
Neighborhood context: Beverly Park sits behind double-guarded gates above Beverly Hills and houses many of the city's most private high-net-worth residents. Inventory at this scale is extremely rare. The combination of a large flat lot plus a private mountain backdrop is essentially unduplicable at this address.
Listed by: Branden & Rayni Williams of The Beverly Hills Estates.
N. Mapleton Drive — Kylie Jenner's Concrete Compound, Holmby Hills
Asking price: $48,000,000
Specs: 7 bedrooms, 9.5 bathrooms, 15,000+ sq ft, nearly 1 acre
Standout features: A single-story contemporary built in 2019 with a compound-style layout rather than a traditional mansion footprint. Twelve-foot privacy walls run the perimeter. Inside: a chef's kitchen, a private theater, guest houses, cabanas, and a sport court for pickleball and basketball. The home reads more like a fortified campus than a residence. Controlled, privacy-first, with the kind of operational infrastructure usually reserved for compounds twice its size.
Neighborhood context: North Mapleton Drive is one of the most prestigious addresses in the entire Platinum Triangle. Most of the estates here have stayed in families for generations, which makes any sale in this corridor a market event. Listings on this street rarely come up; when they do, they reset comps for the entire neighborhood.
Listing history: Jenner purchased the property in 2020 for $36.5M and originally listed it at $49.5M in 2021. The current $48M ask, listed in December 2025, represents an $11.5M markup over her acquisition price.
Listed by: Ginger Glass of Compass. View Patch coverage →
684 Firth Avenue — Sempre Vista, Brentwood
Asking price: $34,995,000
Specs: 6 bedrooms, 10 bathrooms, 12,500+ sq ft, 2-acre hillside lot
Standout features: Designed by Thomas Juul-Hansen and executed by Roderick Builders. Sempre Vista is clad in sandblasted Alabastrino travertine with nearly 19-foot motorized glass panels that dissolve every wall on the main level. The lower level recedes so completely that the entire frame appears to float above the hillside. A 2,500+ sq ft rooftop terrace with floating travertine decking offers a simultaneous panoramic of the Pacific, the mountains, and the downtown skyline. Inside: a three-tier private cinema, infinity pool, and a primary suite with a Cohiba granite bath, cold plunge, and steam shower.
Neighborhood context: Brentwood sits between Bel Air and the coast and is one of the most architecturally driven submarkets in LA luxury. Trophy listings here tend to be about design pedigree rather than land scale. Sempre Vista is one of the most ambitious contemporary executions on the market right now.
Listed by: Christopher Soffer and Michael Fahimian of The Beverly Hills Estates.
1635 Woods Drive — The Stahl House (Case Study House #22), Hollywood Hills
Asking price: $25,000,000
Specs: 2 bedrooms, 2.5 bathrooms, 2,200 sq ft, approximately one-third of an acre
Standout features: A genuine architectural landmark. Designed in 1959 by Pierre Koenig as part of Arts & Architecture magazine's Case Study House program, completed in 1960, and famously photographed by Julius Shulman in the black-and-white image Time Magazine later named one of the most influential photographs in the publication's 200-year history. The cantilevered glass-and-steel pavilion floats over the Hollywood Hills with sweeping views across the entire LA basin. On the National Register of Historic Places and designated as a Los Angeles Historic-Cultural Monument. Original Koenig design largely intact, including original plywood cabinets in the kitchen, three unrenovated bathrooms, and radiant floor heating. The pool perched at the edge of the bluff is one of the most photographed swimming pools in American residential architecture.
Neighborhood context: Hollywood Hills trophy inventory tends to be split between modernist landmarks and ultra-contemporary new builds. The Stahl House sits at the very top of the first category. The price per square foot lands above $11,000, extraordinary on its own and a signal of how the architecture market values irreplaceable midcentury work.
Listing history: First time on the market in 65 years. Has been owned by the original commissioning family (Buck and Carlotta Stahl and their descendants) since 1959. Bruce Stahl and Shari Stahl Gronwald listed it through The Agency in late 2025.
Listed by: William Baker of The Agency Beverly Hills. View listing coverage →
4701 Balboa Avenue — Clark Gable Estates Compound, Encino
Asking price: $14,495,000
Specs: 7 bedrooms, 7 bathrooms, 8,962 sq ft, 0.95-acre lot
Standout features: A double-gated compound inside Clark Gable Estates, one of Encino's most exclusive gated enclaves, named for the actor who owned a ranch nearby in the 1940s. The estate brings modern farmhouse architecture to a submarket dominated by Mediterranean and contemporary builds. Exposed wood beams, white board-and-batten exteriors, and stone accents. A two-story great room with a stone fireplace anchors the floor plan. The grounds are vineyard-ready, with a resort-style pool and spa, an outdoor kitchen, a fireplace lounge, and a retractable-screen patio. A detached guest house and multi-car garages round out the compound.
Neighborhood context: Encino has emerged as one of LA's quietest power neighborhoods, the kind of submarket high-profile residents pick when they want San Fernando Valley acreage with proximity to the Westside but without the Hidden Hills celebrity association.
Listed by: Abel Sanchez and Felix Pena of First Team Real Estate / Hilton & Hyland.
218 E Oceanfront — Newport Beach Oceanfront Residence, Newport Beach
Asking price: $9,995,000
Specs: 4 bedrooms, 4 bathrooms, 2,650 sq ft, corner sand lot on the Balboa Peninsula
Standout features: A newly rebuilt residence on a rare corner lot directly on the sand, featured in Architectural Digest. Built by Burkhart Brothers Construction. The main level opens through motorized Awake glass doors to a beachfront patio with a built-in BBQ. The kitchen runs Calacatta quartzite waterfall islands with a Wolf / Cove / Sub-Zero appliance suite and a full butler's pantry. Upstairs, a floating three-tier staircase leads to a primary suite with vaulted ceilings, a fireplace, and a private ocean-view deck. Richard Marshall hardwood throughout, Savant smart-home automation, and a garage with a vehicle lift for a third car.
Neighborhood context: Newport Beach sits just south of LA proper but operates within the same coastal-LA buyer pool as Malibu. Same drive time from central LA, same lock-and-leave coastal-living mandate. The Balboa Peninsula is the densest cluster of ultra-luxury oceanfront inventory in Orange County.
Listed by: Brad Bankenbush and Josh Altman of Douglas Elliman.
25324 Prado de Naranja — Calabasas Estate in The Oaks
Asking price: $8,995,000
Specs: 5 bedrooms, 6 bathrooms, 7,023 sq ft, 0.41-acre lot
Standout features: A fully reimagined estate inside The Oaks, one of LA's most exclusive guard-gated communities, with residents including Kourtney Kardashian, Travis Barker, and Katie Holmes. Soaring ceilings, a sweeping staircase, and a full Crestron smart-home system running lighting, shades, climate, and audio across the entire property. A custom marble bar, refrigeration drawers, and an integrated coffee system anchor the entertaining spaces. The standout amenity is a soundproof room-within-a-room cinema with a 10-foot Stewart Filmscreen, Bel Air-compliant components, and CinemaTech seating: true commercial cinema quality. Resort-style grounds include an indoor infrared sauna, traditional outdoor sauna, cold plunge, gym, paver sport court, and live-monitored Deep Sentinel security.
Neighborhood context: The Oaks is the gated security benchmark for the Calabasas and Hidden Hills corridor. Inside-the-gates inventory at this scale and renovation level moves quickly when it surfaces.
Listed by: Emil Hartoonian of The Agency.
LA luxury neighborhoods, ranked
Absolute price is only half the story. Here's how the top LA enclaves stack up.
Bel Air. The single most expensive zip code in the country at the top of the ladder. Hillside promontory estates are functionally unduplicable.
Holmby Hills. Old Hollywood and old money. Mapleton Drive in particular trades on a different timeline than the rest of LA. Listings here often stay in families for generations.
Beverly Hills. Including Beverly Park, the world's most prestigious gated enclave. Combines flatland prestige with hillside compound inventory.
Malibu / Carbon Beach. The most expensive beachfront in California. Roughly 70 oceanfront lots on the entire stretch. Larry Ellison owns at least a dozen.
Brentwood. Architecturally driven trophy market. Less land than Bel Air, but the top of the contemporary new-build market lives here.
Hollywood Hills. Where midcentury modernism set its global standard. Case Study Houses, Lautner masterpieces, and the tightest concentration of architecturally significant homes in the country.
Pacific Palisades. Bluff-top inventory between Brentwood and Malibu. One of LA's most architecturally distinctive coastal submarkets.
Hidden Hills. Gated, equestrian, and the celebrity-residence default for the Kardashian-Jenner ecosystem and most of LA's top-tier music industry.
Calabasas. The Oaks and a handful of other guard-gated communities anchor what's effectively the Hidden Hills overflow market.
Encino. Quietly one of the most underrated luxury submarkets in LA. Genuine acreage available at a meaningful discount to Beverly Hills.
Need a break from market data? See our roundup of 10 of the most insane mansions on Instagram.
What the LA luxury market is telling us
LA isn't just leading the US ultra-luxury market. It's setting the global benchmark.
The top of the ladder keeps climbing. Five years ago, a $100M listing was a national news story. Today, LA has six properties publicly listed at nine figures. The $400M Chalon Road compound is a category unto itself, but it's also a signal. At this end of the market, sellers are testing what's possible because the buyer pool genuinely exists.
The off-market layer is doing most of the work. A meaningful share of $20M-plus deals in LA never hit the MLS. Properties move through a tight network of luxury brokerages (The Beverly Hills Estates, Compass, The Agency, Douglas Elliman, Hilton & Hyland) that handle nearly all of the highest-tier listings. What's publicly visible is a window onto a much larger trading layer that runs quietly behind it.
Architecture pedigree is increasingly load-bearing. The Stahl House at $25M for 2,200 square feet ($11,000+ per sq ft) is the clearest signal in the market right now. At the top of the ladder, the buyer pool is paying for irreplaceable design as much as for scale. Pierre Koenig, Richard Meier, Peter Marino, Thomas Juul-Hansen: these names move pricing.
The forecast: continued upward pressure at the top, anchored by a global buyer pool that treats LA trophy inventory as portfolio-grade. As long as the entertainment industry, tech wealth, and international capital all keep landing in Los Angeles, this market doesn't have a ceiling that anyone can clearly see yet.
How to buy or list a luxury home in LA
Navigating LA's top tier looks different depending on which side of the table you're on.
For buyers. If you're shopping in the $5M-plus bracket, you need a connected listing agent. The off-market layer in LA is enormous, and the best inventory genuinely never hits Zillow. We connect qualified buyers with the top luxury agents in each LA submarket through the BallerCribs Agent Network. That's how you see the whisper listings before they're public.
For agents. BallerCribs features trophy LA listings to an audience that includes the exact buyer profile for these homes. If you have a listing that belongs in this conversation, partner with us.
For sellers. Marketing a $15M-plus LA home is a different exercise than selling a normal property. The Wall Street Journal, Robb Report, and Architectural Digest still matter. Today's buyer pool is global, visual, and increasingly social. The win comes from a combination of editorial coverage, private broker networks, cinematic 3D walkthroughs, drone footage, and the kind of social reach that puts a property in front of buyers who weren't actively looking.
Stay on the pulse of LA luxury
The top of the LA market moves fast. Quiet sales, new listings, and the occasional nine-figure chess move all happen between quarterly updates.
Get it delivered: subscribe to BallerCribs Weekly. We cover the top transactions, the newest LA listings, and what's actually moving across the city and beyond.
Frequently Asked Questions
What's the most expensive home for sale in Los Angeles right now?
11201 Chalon Road in Bel Air, listed at $400 million. The 70,000-square-foot Peter Marino-designed compound sits on an 8-acre flat promontory above the Bel Air Country Club. It's the most expensive public residential listing in the world, and if it sells anywhere near asking, it shatters the existing US residential sale record (around $240 million for a 2019 New York apartment purchase).
How does LA compare to other US ultra-luxury markets?
LA is the most active ultra-luxury market in the country. There are currently more nine-figure listings in Los Angeles than in any other US city, with six properties publicly listed above $100 million. New York, Miami, and Aspen all have trophy inventory, but none match LA's combination of scale, density, and global buyer pool. The Platinum Triangle (Bel Air, Beverly Hills, Holmby Hills) sits at the top of the global luxury ladder alongside Monaco and Knightsbridge.
Why is Carbon Beach so expensive?
Carbon Beach is the most expensive piece of sand in California, and it has been for thirty years. The corridor runs roughly a mile and a half between Carbon Canyon Road and the Malibu Pier, with only about 70 oceanfront lots in total. Larry Ellison owns at least a dozen of them. The combination of strict scarcity, deep dry sand frontage, and a buyer pool that includes the wealthiest tech, finance, and entertainment figures in the country keeps Carbon Beach pricing in the $20M to $50M-plus range for trophy comps, with the very top of the market clearing nine figures.
What's the Platinum Triangle?
The Platinum Triangle is the cluster of three adjacent neighborhoods on LA's Westside that anchor the city's ultra-luxury market: Bel Air, Beverly Hills, and Holmby Hills. The term has been used in LA real estate for decades to describe the most concentrated stretch of trophy estates in the country. Old Hollywood money, studio executives, music industry figures, tech founders, and international buyers all compete for the same limited inventory here. Lots in this corridor functionally cannot be assembled today, which is why pricing keeps climbing.
How much of LA luxury inventory is off-market?
A meaningful share of $20 million-plus deals in Los Angeles never hit the MLS. The exact percentage varies year to year, but at the top of the market the off-market layer is doing most of the work. Properties move through a tight network of luxury brokerages (The Beverly Hills Estates, Compass, The Agency, Douglas Elliman, Hilton & Hyland) that handle nearly all of the highest-tier listings through private buyer-broker relationships. What's publicly visible on Zillow or in the MLS is a window onto a much larger trading layer that runs quietly behind it. For serious buyers in the $5M-plus bracket, working with a connected listing agent is the only way to see the full inventory.
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