452 18th Street, Santa Monica, CA 90402
452 18th Street, Santa Monica, CA 90402
Property Description
Exceptional RTI development opportunity in Santa Monica's highly sought-after North of Montana neighborhood. Situated on a beautiful tree-lined street, this 8,935 sq. ft. vacant lot comes with RTI permits in place, allowing builders, developers, and end users to begin construction without the delays of the entitlement process. Surrounded by multi-million-dollar homes and located near Montana Avenue, Franklin Elementary, and Santa Monica's top public and private schools, this is a rare opportunity to build a custom residence in one of the Westside's most desirable neighborhoods. Renderings are for illustrative purposes only. The completed residence may vary in design, finishes, and features. Based on $2,000 price per foot resale value would be $16,000,000.
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 3 active · 4 closed
Santa Monica · Single Family Residence
Listed 49.2% below the median closed sale of $11,314,000. Price per sqft ($719) is a 53% discount to closed comps ($1,520). Closed comps sold at 93% 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 (3)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 439 21st Street | Santa Monica | 2026 | 7 | 8 | 8,400 | 8,937 | $2,380 | $20.00M | 506 | 84 |
| 622 24th Street | Santa Monica | 1998 | 6 | 7 | 8,350 | 8,718 | $1,192 | $9.95M | 215 | 76 |
| 528 Marguerita Avenue | Santa Monica | 2026 | 6 | 8 | 8,008 | 11,046 | $1,748 | $14.00M | 12 | 74 |
| Total: 3 · Average | 6.3 | 7.7 | 8,252.667 | 9,567 | $1,773.333 | $14.65M | 244.33333333333334 | |||
| Median | 8,350 | $14.00M | ||||||||
Closed Properties (4)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 615 23rd Street | Santa Monica | 2025 | 06/30/2026 | 7 | 9 | 7,452 | 8,700 | $10.99M | $10.00M | $1,342 | 0.91 | 116 | 83 |
| 339 17th Street | Santa Monica | 2020 | 07/15/2026 | 5 | 7 | 7,300 | 8,923 | $12.95M | $12.00M | $1,644 | 0.93 | 67 | 81 |
| 448 21st Street | Santa Monica | 2017 | 10/01/2026 | 6 | 8 | 7,311 | 8,954 | $11.29M | $11.41M | $1,561 | 1.01 | 27 | 77 |
| 831 Georgina Avenue | Santa Monica | 1948 | 05/08/2026 | 5 | 6 | 7,322 | 17,765 | $12.99M | $11.21M | $1,531 | 0.86 | 241 | 65 |
| Total: 4 · Average | 5.8 | 7.5 | 7,346.25 | 11,085.5 | $11.16M | $11.16M | $1,519.5 | — | 112.75 | ||||
| Median | 7,322 | $11.41M | $11.41M | ||||||||||
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.