
1535 Umeo Road, Pacific Palisades, CA 90272
1535 Umeo Road, Pacific Palisades, CA 90272
Property Description
Radiant with natural light and featuring expansive views of the Pacific Ocean, this 6-bedroom, 9-bath estate in the desirable Pacific Palisades Upper Riviera boasts 8,640 square feet of privacy, wellness, security, and resort-style living in an extraordinary setting. The dramatic front entrance greets you with stunning views of the outdoors through panoramic windows. On this floor you will find the main kitchen, butler's pantry, family room, dining room, spacious living room, and balcony with breathtaking views. The upper level features the primary bedroom with an enormous bathroom and walk-in closet, three additional bedrooms, laundry room, gym, and stairs to a private rooftop deck. On the ground floor is a state-of-the-art theater, wine cellar, bedroom, kitchen, and large family room, perfect for entertaining and gaming. Step outside to enjoy the infinity pool and spa, large deck with a built-in barbecue and bar, an outdoor shower, fire pit, plus a pickleball and basketball half court. A newly renovated, detached one-bedroom guest house with spectacular views, separate entrance, kitchen with Miele appliances, and laundry room offers ideal accommodations for guests, or private work-from-home flexibility. With its panoramic views, generous gathering areas, and seamless indoor-outdoor flow, this property is perfectly suited for both luxurious everyday living and effortless entertaining.
Features & Amenities
Property Details
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Current Rates
Comparative Market Analysis
Luxury Tier · 5 active · 5 closed
Pacific Palisades · Single Family Residence
Listed 5.8% above the median closed sale of $14,600,000. Price per sqft ($1,788) is a 37% discount to closed comps ($2,836). Closed comps sold at 105% of list — strong seller's market. Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Positioned above the market — commands a premium.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 1630 Amalfi Drive | Pacific Palisades | 2014 | 7 | 9 | 10,014 | 18,756 | $1,688 | $16.90M | 4 | 82 |
| 1667 Amalfi Drive | Pacific Palisades | 2006 | 6 | 8 | 8,880 | 18,340 | $1,576 | $13.99M | 247 | 72 |
| 1748 Correa Way | Los Angeles | 1947 | 7 | 9 | 8,929 | 41,102 | $1,781 | $15.90M | 117 | 70 |
| 13700 Romany Drive | Pacific Palisades | 1996 | 6 | 7 | 6,894 | 22,353 | $1,922 | $13.25M | 6 | 67 |
| 1675 San Remo Drive | Pacific Palisades | 2025 | 6 | 9 | 7,841 | 12,749 | $1,894 | $14.85M | 47 | 66 |
| Total: 5 · Average | 6.4 | 8.4 | 8,511.6 | 22,660 | $1,772.2 | $14.98M | 84.2 | |||
| Median | 8,880 | $14.85M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1580 San Remo Drive | Pacific Palisades | 1950 | 06/15/2026 | 4 | 5 | 4,291 | 37,615 | $15.70M | $14.25M | $3,321 | 0.91 | 112 | 61 |
| 169 Saltair Avenue | Los Angeles | 2025 | 11/11/2025 | 7 | 9 | 8,650 | 19,040 | $15.49M | $15.29M | $1,768 | 0.99 | 61 | 55 |
| 563 Burlingame Avenue | Los Angeles | 1927 | 07/15/2026 | 6 | 7 | 6,453 | 19,414 | $15.49M | $13.99M | $2,169 | 0.90 | 79 | 54 |
| 240 Bristol Avenue | Los Angeles | 1948 | 07/08/2026 | 4 | 8 | 2,869 | 19,497 | $9.50M | $14.60M | $5,089 | 1.54 | 24 | 51 |
| 645 Tuallitan Road | Los Angeles | 1992 | 06/16/2026 | 6 | 7 | 8,282 | 59,021 | $16.50M | $15.17M | $1,831 | 0.92 | 32 | 50 |
| Total: 5 · Average | 5.4 | 7.2 | 6,109 | 30,917.4 | $14.66M | $14.66M | $2,835.6 | — | 61.6 | ||||
| Median | 6,453 | $14.60M | $14.60M | ||||||||||
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.