
2304 Cliff, Newport Beach, CA 92663
2304 Cliff, Newport Beach, CA 92663
Property Description
Perched along one of the most coveted stretches of Cliff Drive, this newer-construction architectural masterpiece captures UNOBSTRUCTED SIT-DOWN OCEAN AND HARBOR VIEWS from nearly every primary living space. A rare collaboration between Brandon Architects, Erica Bryen Design, and Gonterman Construction, the approximately 5,200-square-foot residence offers 5 bedrooms and 6.5 baths, thoughtfully designed for elevated coastal living and effortless entertaining. Expansive walls of glass create seamless indoor/outdoor flow to two private patios, one with in ground jacuzzi, and a spectacular roof deck with bar, perfectly positioned for sunset entertaining- creating multiple resort-inspired outdoor living environments. Inside, warm-modern interiors are defined by wide-plank flooring, custom millwork, statement stone surfaces, designer lighting, and a striking temperature-controlled wine wall. The showpiece kitchen anchors the main level with bespoke cabinetry, oversized island, and curated finishes, opening to ocean-view living and dining spaces. A private office, beautifully appointed guest suites, and a serene primary retreat with spa-inspired bath complete the interior. An elevator services all levels, enhancing livability, while additional highlights include a three-car garage and whole-house soft water and filtration system. Meticulously executed and perfectly positioned, this is a rare opportunity to own one of the finest newer homes along Cliff Drive in Newport Beach.
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About Newport Heights
This property is located in Newport Heights, a community in Newport Beach. Explore more listings in this neighborhood to compare options and pricing.
View Newport Heights ListingsComparative Market Analysis
Luxury Tier · 5 active · 5 closed
Newport Heights · Newport Beach · Single Family Residence
Listed 3.3% below the median closed sale of $15,500,000. Price per sqft ($2,903) is a 15% discount to closed comps ($3,431). Closed comps sold at 92% of list — buyers have negotiating leverage. Expect a longer timeline — comps averaged 172 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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 1201 Bay Avenue | Newport Beach | 2026 | 5 | 6 | 4,532 | 3,501 | $2,867 | $12.99M | 18 | 56 |
| 3322 Via Lido | Newport Beach | 1954 | 6 | 5 | 3,290 | 3,722 | $4,254 | $13.99M | 10 | 53 |
| 47 Linda Isle | Newport Beach | 1969 | 5 | 7 | 4,344 | 5,400 | $2,991 | $12.99M | 207 | 53 |
| 21 Bay Island | Newport Beach | 2000 | 4 | 6 | 4,395 | 4,395 | $3,811 | $16.75M | 90 | 52 |
| 642 Via Lido Nord | Newport Beach | 1981 | 4 | 4 | 2,919 | 2,880 | $5,822 | $17.00M | 60 | 43 |
| Total: 5 · Average | 4.8 | 5.6 | 3,896 | 3,979.6 | $3,949 | $14.75M | 77 | |||
| Median | 4,344 | $13.99M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 706 Oceanfront | Newport Beach | 2023 | 04/23/2026 | 4 | 6 | 4,489 | 4,200 | $15.99M | $14.90M | $3,319 | 0.93 | 30 | 51 |
| 704 Via Lido Nord | Newport Beach | 1994 | 08/11/2026 | 4 | 5 | 3,174 | 3,150 | $17.89M | $16.25M | $5,120 | 0.91 | 243 | 49 |
| 600 Via Lido Nord | Newport Beach | 1981 | 07/02/2026 | 3 | 3 | 3,846 | 3,600 | $17.00M | $15.50M | $4,030 | 0.91 | 128 | 46 |
| 524 Oceanfront | Newport Beach | 2016 | 09/01/2026 | 11 | 12 | 6,249 | 5,250 | $15.00M | $13.65M | $2,184 | 0.91 | 140 | 45 |
| 301 Morning Star Lane | Newport Beach | 1965 | 01/16/2026 | 5 | 7 | 6,601 | 9,776 | $18.00M | $16.50M | $2,500 | 0.92 | 317 | 39 |
| Total: 5 · Average | 5.4 | 6.6 | 4,871.8 | 5,195.2 | $15.36M | $15.36M | $3,430.6 | — | 171.6 | ||||
| Median | 4,489 | $15.50M | $15.50M | ||||||||||
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.