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1565 Via Leon, Palos Verdes Estates, CA 90274

$8.80M5bd · 7ba · 6,165 sqft
Lot 16,986 sqft•Single Family Residence•
Active
•28d on market•MLS# SB-26200995

Property Description

Perched on a coveted hilltop setting with panoramic ocean and sunset views, this three level estate connected by a private elevator delivers uncompromising luxury throughout. The gourmet chef's kitchen features premium Wolf/Subzero appliances, Italian porcelain countertops, European style flat panel oak cabinetry, a large buffet style island, walk in pantry, and separate full butler's/auxiliary kitchen, complemented by full house white oak flooring and formal and casual dining areas that flow into an indoor/outdoor entertaining configuration. Entertainment amenities include an approximately 325 sq. ft. home theater, Bang & Olufsen whole home audio with smartphone control, pre wired surround sound, a recreation/game room, multiple fireplaces, large entertainment decks, and a 26 kW solar system. Outdoors, enjoy a PebbleTec heated in ground pool and spa with an ocean facing pool deck, outdoor firepit, multiple balconies and terraces, and beautifully landscaped grounds with a full sprinkler system. The ocean view primary suite offers a large walk in closet and private balcony, while an approximately 185 sq. ft. walk in closet/server room adds rare functionality; an attached ADU with its own full kitchen and separate lower level access provides flexible guest or multigenerational living, with the option to connect to the main house. Additional highlights include a basement/storage area, utility room, and dedicated laundry room. Exceptional engineering underpins the estate, with 13 caissons (3 ft. diameter, 46 ft. deep) securing the hillside, 38 additional caissons beneath the deck and pool area, over $2 million invested in concrete work, and a European imported (NHD) tile roof, a truly rare offering of luxury and lasting integrity.

Features & Amenities

FeeBuilt 2024

Property Details

Land Type
Fee
Year Built
2024
Property Type
Residential
Property Subtype
Single Family Residence
Parking Spaces
9
Garage Spaces
3
Heating
Central, Fireplace(s)
Cooling
Central Air
View
Canyon, Coastline, Mountain(s), Ocean, Panoramic, Pool, Trees/Woods, Water
Flooring
Wood
City
Palos Verdes Estates
Zip Code
90274
County
Los Angeles
Listed byThompson Team Real Estate, Inc., Joseph Nuzzolo

Mortgage Calculator

Current Rates

$
$
%
Monthly Payment
$44,497.58
Principal & Interest
Loan Amount
$7,039,999
Total Interest
$8,979,131
Total Payment Over 30 Years
$16,019,130
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

1565 Via Leon, Palos Verdes Estates, CA 90274

Palos Verdes Estates · Single Family Residence

$8.80M
Luxury Tier
Beds
5
Baths
7
Sqft
6,165
Lot
16,986 sqft
Year
2024
$/Sqft
$1427
Pool: Yes✓
Spa: Yes✓
View: city✓
Garage: 3-car✓

Listed 37.5% above the median closed sale of $6,399,000. Price per sqft ($1,427) is a 35% premium to closed comps ($1,056). 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.

Premium
Subject listed at $8.80M· $1,427/sqft
Total list price
Closed comps
vs closed median $6.40M
+$2.40M (+37.5%)
Active comps
vs active median $6.20M
+$2.60M (+42.1%)
Price per sqft
Closed compsinsufficient comp data
Active comps
vs active avg $/sqft $1,118
+$309 (+27.6%)

Active Properties (5)

Active Comparables

AddressCityYearBDBTHSqFtLotSzLP/SqFtLPDIMScore
1384 Via RomeroPalos Verdes Estates1978666,27115,695$956$6.00M5278
1905 Paseo Del SolPalos Verdes Estates1990575,74712,262$1,200$6.90M5976
1417 Via CoronelPalos Verdes Estates2026676,03015,791$1,492$9.00M2969
1325 Via GabrielPalos Verdes Estates2025685,86112,882$1,057$6.20M6663
1548 Via MartinezPalos Verdes Estates1989675,86212,453$887$5.20M8162
Total: 5 · Average5.87.05,954.213,816.6$1,118.4$6.66M57.4
Median5,862$6.20M

Closed Properties (5)

Closed Comparables

AddressCityYearDateBDBTHSqFtLotSzLPSPSP/SqFtSP/LPDIMScore
2232 Via La BreaPalos Verdes Estates200805/22/2026576,34918,998$7.19M$6.55M$1,0320.9110781
3004 Paseo Del MarPalos Verdes Estates201108/10/2026555,57615,839$5.20M$4.95M$8880.954978
209 Via ColorinPalos Verdes Estates200708/28/2026565,32918,269$8.99M$8.99M$1,6881.003072
1409 Via FernandezPalos Verdes Estates199208/27/2026686,32626,342$6.80M$6.40M$1,0120.947868
1501 Via CoronelPalos Verdes Estates197905/08/2026666,07639,283$4.30M$4.00M$6580.9310460
Total: 5 · Average5.46.45,931.223,746.2$6.18M$6.18M$1,055.6—73.6
Median6,076$6.40M$6.40M

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.