
1166 San Ysidro Drive, Beverly Hills, CA 90210
1166 San Ysidro Drive, Beverly Hills, CA 90210
Property Description
Beyond a discreet gated entrance, positioned along one of Beverly Hills' most coveted residential enclaves, lies an estate where privacy is not simply a feature. Hidden behind lush, mature landscaping and swaying palms, the property unfolds with a quiet sense of arrival, offering a sanctuary that feels worlds away while remaining moments from the iconic Beverly Hills Hotel, renowned schools, celebrated dining, and Rodeo Drive. Recently remodeled in late 2025, the residence was thoughtfully designed to embrace both intimate family living and effortless entertaining. Sunlight pours through soaring ceilings, creating interiors that feel warm, open, and deeply connected to the surrounding gardens. At its heart, the chef's kitchen invites everything from leisurely morning breakfasts to lively evenings with friends, flowing seamlessly into elegant dining spaces and outdoor terraces where every gathering naturally extends beneath the California sky. The main level primary suite is a private retreat unto itself, opening directly to the gardens and pool beyond. An Italian porcelain bath and a marble bath, generous dressing areas, and serene garden views create a daily experience reminiscent of a boutique resort. Upstairs, beautifully appointed bedroom suites are centered around a welcoming family lounge, offering spaces that encourage both connection and quiet retreat. A versatile lower level easily transforms into a media room, executive office, guest quarters, or additional living space to suit every stage of life.Outside, the estate reveals its most captivating story. One of the neighborhood's most remarkable full-length swimming pools stretches across the grounds, accompanied by a dramatic cascading waterfall, manicured lawns, an outdoor fitness area, and multiple spaces designed for both grand celebrations and peaceful afternoons. Every path, terrace, and garden has been carefully composed to create an atmosphere of effortless tranquility, a place where weekends linger a little longer and every sunset feels like a private escape. Enhanced by modern amenities, including solar power, the home balances contemporary comfort with timeless architecture and understated sophistication. Rarely does an estate offer such an extraordinary combination of seclusion, scale, and proximity to the very best of Beverly Hills. This is more than a residence; it is a destination for those who value privacy, beauty, and a life lived exceptionally well.
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 5 closed
Beverly Hills · Single Family Residence
Listed 35.4% below the median closed sale of $12,000,000. Price per sqft ($1,488) is a 39% discount to closed comps ($2,435). Closed comps sold at 90% of list — buyers have negotiating leverage. Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Priced below the market — value advantage over the field.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 1280 Monte Cielo Drive | Beverly Hills | 1984 | 6 | 7 | 5,214 | 26,287 | $1,227 | $6.39M | 9 | 77 |
| 11955 Pinnacle Place | Beverly Hills | 1982 | 4 | 5 | 5,017 | 20,052 | $1,724 | $8.65M | 631 | 76 |
| 1856 Loma Vista Drive | Beverly Hills | 1972 | 5 | 6 | 5,009 | 26,477 | $1,682 | $8.43M | 62 | 76 |
| 1035 Summit Drive | Beverly Hills | 1956 | 5 | 6 | 5,000 | 39,958 | $5,000 | $25.00M | 17 | 74 |
| 1214 Beverly View Drive | Beverly Hills | 1954 | 5 | 6 | 4,945 | 14,132 | $1,010 | $5.00M | 53 | 69 |
| Total: 5 · Average | 5.0 | 6.0 | 5,037 | 25,381.2 | $2,128.6 | $10.69M | 154.4 | |||
| Median | 5,009 | $8.43M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1011 Hillcrest Road | Beverly Hills | 1957 | 06/22/2026 | 5 | 5 | 5,292 | 21,634 | $8.99M | $7.85M | $1,483 | 0.87 | 86 | 87 |
| 1130 Maytor Place | Beverly Hills | 1963 | 06/10/2026 | 6 | 6 | 5,395 | 20,280 | $13.70M | $12.00M | $2,224 | 0.88 | 133 | 83 |
| 1645 Carla | Beverly Hills | 1971 | 07/16/2026 | 4 | 6 | 5,412 | 27,714 | $13.50M | $11.43M | $2,113 | 0.85 | 132 | 83 |
| 713 Hillcrest Road | Beverly Hills | 1961 | 05/18/2026 | 4 | 5 | 5,514 | 27,900 | $22.00M | $21.45M | $3,890 | 0.97 | 25 | 81 |
| 712 Walden Drive | Beverly Hills | 1924 | 07/08/2026 | 5 | 7 | 5,271 | 16,470 | $13.99M | $13.00M | $2,466 | 0.93 | 110 | 73 |
| Total: 5 · Average | 4.8 | 5.8 | 5,376.8 | 22,799.6 | $13.15M | $13.15M | $2,435.2 | — | 97.2 | ||||
| Median | 5,395 | $12.00M | $12.00M | ||||||||||
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.