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16680 Charmel Lane, Pacific Palisades, CA 90272

$21.7M5bd · 9ba
Lot 22,769 sqft•Single Family Residence•
Active
•103d on market•MLS# 00-26854163

Property Description

Perched among the hills of Pacific Palisades, this newly constructed architectural masterpiece commands sweeping vistas of the Pacific Ocean, the Downtown Los Angeles skyline, and the Santa Monica Mountains a trifecta of views rarely achieved at this scale. A custom sculptural entry door by Marios Wall Design sets the tone upon arrival, ushering you into a light-drenched, open-concept interior where every room has been conceived as a frame for the world beyond its walls. The main level unfolds effortlessly from a grand living room anchored by a statement fireplace, through a chef's kitchen appointed with professional Wolf appliances, and out through floor-to-ceiling seamless sliding glass doors onto a sprawling entertainer's deck. Here, an infinity-edge pool appears to dissolve into the horizon while a fully equipped outdoor kitchen including a premier grill station and the coveted Big Green Egg elevates al fresco dining to an art form. The primary suite, privately positioned on the main level, is a study in restrained luxury: panoramic ocean-facing windows, an oversized dressing room, a gracious sitting area, and a bespoke minibar. Two additional en-suite bedrooms and a handsomely appointed private office complete this floor. Descending to the lower level, a generous lounge with a full wet bar and captivating views opens to a second expansive deck with its own outdoor bar, an intimate counterpoint to the grandeur above. The dedicated wellness wing offers a sanctuary unto itself, featuring a spa-caliber bathroom, a dry electric sauna, and a private exercise studio overlooking a serene cascading waterfall. A glass-enclosed, climate-controlled wine cellar awaits the serious collector, while the state-of-the-art home theater outfitted with twelve-seat plush seating and an audiophile-grade sound system delivers an uncompromising cinematic experience. Two additional en-suite bedrooms and a five-car motor court complete this extraordinary offering. Set moments from Palisades Village, Brentwood, world-class dining, and the Pacific shoreline, this residence represents a rare convergence of architecture, landscape, and lifestyle at its most refined.

Features & Amenities

FeeBuilt 2024

Property Details

Land Type
Fee
Year Built
2024
Property Type
Residential
Property Subtype
Single Family Residence
Heating
Central
Cooling
Central Air
View
Canyon, Ocean
Flooring
Tile, Wood
City
Pacific Palisades
Zip Code
90272
County
Los Angeles
Listed byThe Agency, Santiago Arana

Mortgage Calculator

Current Rates

$
$
%
Monthly Payment
$109,727.01
Principal & Interest
Loan Amount
$17,360,000
Total Interest
$22,141,723
Total Payment Over 30 Years
$39,501,723
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

16680 Charmel Lane, Pacific Palisades, CA 90272

Pacific Palisades · Single Family Residence

$21.7M
Luxury Tier
Beds
5
Baths
9
Sqft
0
Lot
22,769 sqft
Year
2024
$/Sqft
$0
Pool: Yes✓
Spa: Yes✓
View: city✓

Listed 228.8% above the median closed sale of $6,600,000. Luxury tier — fewer comparable sales widen the confidence range.

Price Position

Positioned above the market — commands a premium.

Premium
Subject listed at $21.70M
Total list price
Closed comps
vs closed median $6.60M
+$15.10M (+228.8%)
Active comps
vs active median $6.50M
+$15.21M (+234.1%)
Price per sqft
Closed compsinsufficient comp data
Active compsinsufficient comp data

Active Properties (5)

Active Comparables

AddressCityYearBDBTHSqFtLotSzLP/SqFtLPDIMScore
1205 Las Lomas PlacePacific Palisades2026454,00016,927$1,624$6.50M9380
1058 Vista Grande DrivePacific Palisades199245019,583$0$7.50M5768
525 Alma Real DrivePacific Palisades1970554,50617,736$2,142$9.65M13059
928 Las Lomas AvenuePacific Palisades2015553,8006,131$1,184$4.50M13556
16632 Calle JermainePacific Palisades1995432,78110,995$1,041$2.90M40155
Total: 5 · Average4.44.63,771.7514,274.4$1,497.75$6.21M163.2
Median4,000$6.50M

Closed Properties (5)

Closed Comparables

AddressCityYearDateBDBTHSqFtLotSzLPSPSP/SqFtSP/LPDIMScore
17335 Tramonto DrivePacific Palisades202005/29/2026577,32820,311$7.25M$6.60M$9010.915277
16705 Charmel LanePacific Palisades196606/26/2026453,50014,799$6.95M$6.50M$1,8570.945573
528 Chautauqua BoulevardPacific Palisades193807/21/2026464,15422,556$6.39M$7.90M$1,9021.243172
18053 Blue Sail DrivePacific Palisades196506/12/2026443,15825,574$3.15M$3.06M$9690.974568
1580 San Remo DrivePacific Palisades195006/15/2026454,29137,615$15.70M$14.25M$3,3210.9111153
Total: 5 · Average4.25.44,486.224,171$7.66M$7.66M$1,790—58.8
Median4,154$6.60M$6.60M

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.