21 Plumeria, Irvine, CA 92620
21 Plumeria, Irvine, CA 92620
Property Description
***Repositioned to reflect current market conditions***Welcome to Arbor Crest, a prestigious gated enclave within Irvine’s exclusive Northwood Pointe. This stunning executive estate perfectly balances sophisticated interior design with an unparalleled outdoor entertainment oasis. Step inside through a grand formal entry to discover soaring two-story ceilings, a sweeping curved staircase, and rich Santos Mahogany wood floors. The light-filled formal living room features a cozy fireplace and freshly painted walls, flowing effortlessly into the elegant formal dining space. Designed for the culinary enthusiast, the chef’s kitchen boasts a massive center island with breakfast bar seating, premium Sub-Zero and Thermador appliances, granite countertops, and a dedicated workspace. The adjacent family room offers built-in cabinetry and a second gas fireplace, creating a warm everyday gathering space. The highly functional main level is completed by a private home office, a dedicated laundry room, and a desirable downstairs bedroom with a full bath. Upstairs, the expansive primary suite serves as a private sanctuary, featuring a spa-inspired bathroom with new flooring, a deep soaking tub, a separate shower, and dual vanities. The second level also includes a junior suite with a private bath, alongside two additional bedrooms sharing a well-appointed bathroom. The backyard is an entertainer's ultimate dream. Unwind in the built-in spa, host gatherings at the full bar with a built-in BBQ, or relax under the heated covered patio. The outdoor living space is elevated by a custom pop-up TV that rises seamlessly from the counter. Equipped with modern smart home technology—including HD security cameras and integrated iPads—the home also features energy-efficient solar panels, and a three-car garage with built-in storage racks. Located in the award-winning Northwood High School district, this property offers prime access to upscale shopping, dining, community pools, and parks.
Features & Amenities
Property Details
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Current Rates
Comparative Market Analysis
Luxury Tier · 5 active · 5 closed
Irvine · Single Family Residence
Listed 3.1% below the median closed sale of $3,662,418. Expect a longer timeline — comps averaged 173 days on market. Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Aligned with the market — fair pricing for the comps.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 10 Lowland | Irvine | 2015 | 5 | 6 | 4,145 | 5,788 | $960 | $3.98M | 10 | 76 |
| 532 WESTRIDGE | Irvine | 2027 | 4 | 5 | 3,500 | 4,500 | $1,142 | $4.00M | 39 | 76 |
| 139 Sunset Cove | Irvine | 2015 | 4 | 5 | 3,609 | 5,966 | $1,091 | $3.94M | 11 | 74 |
| 40 Paso Robles | Irvine | 2002 | 4 | 4 | 3,622 | 6,050 | $897 | $3.25M | 32 | 72 |
| 32 Grassland | Irvine | 2005 | 4 | 5 | 4,005 | 5,858 | $761 | $3.05M | 25 | 72 |
| Total: 5 · Average | 4.2 | 5.0 | 3,776.2 | 5,632.4 | $970.2 | $3.64M | 23.4 | |||
| Median | 3,622 | $3.94M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 8 Bayleaf | Irvine | 1996 | 10/08/2026 | 5 | 6 | 3,800 | 6,240 | $3.78M | $3.64M | $957 | 0.96 | 120 | 83 |
| 7 Bayleaf Ln | Irvine | 1997 | 07/29/2026 | 5 | 4 | 3,786 | 6,510 | $3.20M | $3.03M | $800 | 0.95 | 73 | 82 |
| 60 New Dawn | Irvine | 1998 | 04/07/2026 | 5 | 5 | 4,600 | 12,200 | $4.25M | $3.90M | $848 | 0.92 | 141 | 80 |
| 557 PENINSULA | Irvine | 2026 | 07/28/2026 | 4 | 5 | 3,500 | 5,072 | $3.53M | $3.86M | $1,104 | 1.09 | 296 | 77 |
| 533 PENINSULA | Irvine | 2026 | 09/23/2026 | 4 | 5 | 3,500 | 4,500 | $3.52M | $3.66M | $1,046 | 1.04 | 237 | 76 |
| Total: 5 · Average | 4.6 | 5.0 | 3,837.2 | 6,904.4 | $3.62M | $3.62M | $951 | — | 173.4 | ||||
| Median | 3,786 | $3.66M | $3.66M | ||||||||||
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.