Aman Beverly Hills is bringing up to 200 branded residences across two towers to One Beverly Hills, the $10 billion, 17.5-acre campus at the western gateway of the 90210. Pricing starts at approximately $20 million for a two-bedroom residence and averages roughly $7,000 per square foot, a Southern California record. The first tower is approximately 60 percent under contract. Designed by Kerry Hill Architects, the firm behind Aman Tokyo and Amanemu, the residences range from 3,100-square-foot two-bedrooms to 10,500-square-foot sky mansions, with penthouses reaching 25,000 square feet. Every residence includes private terraces, many with their own pools. Phased delivery begins in late 2027, with the full campus expected to be complete ahead of the 2028 Olympics.
Why Aman Beverly Hills matters to California buyers
There are dozens of Aman properties worldwide, but only a handful include private residences. Aman New York was the first urban Aman with residences, and those 22 homes sold quickly. Aman Beverly Hills is a much larger residential program, with up to 200 homes across two dedicated towers, but the brand's following is global, the pricing is record-setting, and the first tower is already majority committed. If you've stayed at Aman Tokyo, Amangiri, or Amanpuri and wondered what it would feel like to live inside that level of service and design, this is the closest California has come to answering that question.
I track every branded residence project in Los Angeles and along the California coast. Aman Beverly Hills sits at the top of the market in price per square foot and in the depth of its hospitality program. If you're comparing it against the Mandarin Oriental, Rosewood, or 8899 Beverly, you'll want to understand what you're paying for at each one, because they are fundamentally different products.
The residences: what you're getting
Every Aman Beverly Hills residence is designed by Kerry Hill Architects, the same firm that shaped Aman Tokyo and Aman Kyoto. The interiors use a restrained palette of natural materials: wide-plank oak floors, monolithic stone slabs, custom Italian millwork, and floor-to-ceiling glass that opens onto deep private terraces. Many of the larger residences include private plunge pools on their terraces, creating what the design team describes as a treehouse effect, with overhanging plantings and lush greenery blurring the line between interior and landscape.
The unit mix spans a wide range:
- Two-bedroom residences: from approximately 3,100 square feet, starting at roughly $20 million
- Three- and four-bedroom residences: mid-range configurations with multiple terrace exposures and dedicated staff quarters
- Sky mansions: up to 10,500 square feet, full-floor or half-floor layouts with private pool terraces
- Penthouses: reaching approximately 25,000 square feet, priced individually and significantly above the $7,000/sf average
Finishes are consistent across the program. Expect integrated smart-home systems, limestone and marble bathrooms, Aman's signature warm neutrals, and sweeping views that take in the Hollywood Hills, Century City skyline, downtown Los Angeles, and the Pacific Ocean. The towers sit directly adjacent to the Los Angeles Country Club, so the western exposures look out over one of the most protected view corridors in the city.
Kerry Hill Architects: the design language
Kerry Hill Architects is based in Singapore and has designed some of the most critically acclaimed resort architecture of the past three decades. The firm's hallmark is restraint: clean lines, warm natural materials, and interiors that feel open without being cold. At Aman Beverly Hills, KHA has drawn on California's modernist design tradition, using a neutral color palette, expansive glass, and deep overhangs that connect the residences to the landscape. The two towers are designed to feel like extensions of the 10-acre botanical garden below, not objects sitting above it.
The broader One Beverly Hills campus was masterplanned by Foster + Partners, with landscape architecture by RIOS. The result is an integrated campus where the hotel, club, retail, dining, and residential towers share a continuous garden, pedestrian walkways, and shaded terraces rather than a conventional street grid. For a full overview of the campus, including the Beverly Hilton renovation and Waldorf Astoria integration, see my One Beverly Hills buyer's guide.
The Aman Club: 100,000 square feet of private amenities
Every Aman Beverly Hills residence includes membership to the 100,000-square-foot Aman Club, which is exclusive to residents and select Aman partners. This is not a typical building gym with a rooftop pool. The Aman Club is a full-scale private club modeled on the Aman Spa concept, with dedicated wellness facilities, spa services, fitness programming, private dining rooms, event spaces, and curated cultural programming throughout the year.
Residents also receive priority access to the adjacent 78-suite Aman Hotel's spa, restaurants, and concierge services. This is the Aman difference: hotel-level service embedded into daily residential life. If you've experienced Aman's service culture at any of their properties worldwide, the Beverly Hills program is designed to deliver that same standard to your home.
The gardens and setting
One Beverly Hills dedicates 10 acres to botanical gardens and open green space, an unusual commitment for a development in the heart of Beverly Hills. Of that, roughly four acres are private to residents, club members, and hotel guests. Another 4.5 acres are open to the public. RIOS, the landscape architecture firm, has designed meandering paths through mature trees and layered plantings that give the campus a sense of depth and seclusion, despite its position at one of the busiest intersections in the 90210.
The campus sits at Wilshire and Santa Monica Boulevards, directly adjacent to the Los Angeles Country Club. Rodeo Drive, the Beverly Wilshire, and the commercial core of Beverly Hills are within walking distance. Century City is one block south. The 405 freeway is five minutes west. For buyers who split time between Los Angeles and other cities, the location is practical as well as prestigious.
Construction and financing: where things stand
Construction Update: May 2026
Both residential towers are in full vertical construction as of May 2026. The project secured $4.3 billion in financing in March 2026, led by a $2.8 billion senior loan from JPMorgan and a $1.5 billion mezzanine contribution from VICI Properties. This is the largest mixed-use construction loan in U.S. history. Phased delivery begins late 2027, with the full campus expected to be complete ahead of the 2028 Los Angeles Olympic Games.
The financing milestone is worth pausing on. A $4.3 billion package from two institutional lenders signals serious institutional confidence in both the project and the Beverly Hills ultra-luxury market. For buyers who worry about pre-construction risk, this is as funded and committed as a development gets.
The first residential tower is approximately 60 percent under contract or in reservation. The second tower has not yet entered active sales. Inventory is being released in tiers, with the largest residences and penthouses held back from the initial release. If you're looking at specific floor plans, view orientations, or a particular size category, the early-inquiry window matters.
Pricing in context
At approximately $7,000 per square foot, Aman Beverly Hills carries the highest price per square foot of any branded residence project currently selling in Southern California. Here's how that compares across the current Beverly Hills and West Hollywood market:
- Aman Beverly Hills: from ~$20M, averaging ~$7,000/sf
- Mandarin Oriental Beverly Hills: record $3,852/sf resale (Centurion Real Estate Partners relaunch)
- Rosewood Residences Beverly Hills: 17 residences, entry price significantly below Aman
- 8899 Beverly (West Hollywood): from approximately $3M, Olson Kundig architecture
- Sun Rose (West Hollywood): the former Pendry, repositioned under Montage management
- Privé Malibu: from $1.9M, the most accessible entry point in California branded residences
The $7,000/sf figure at Aman reflects the brand premium, the Kerry Hill design pedigree, the Aman Club membership, and the Beverly Hills address. Whether that premium is worth it depends on what you're optimizing for. If you want the deepest hospitality integration and the highest-profile brand in the market, Aman is the clear answer. If you're optimizing for architectural distinction, value, or a different lifestyle format, the comparisons below will help you sort that out.
How Aman Beverly Hills compares
Aman Beverly Hills vs. Mandarin Oriental Beverly Hills
Both are five-star hotel brands in Beverly Hills, but the programs are very different. The Mandarin Oriental is a boutique-scale project with a record $3,852/sf resale. Aman is a much larger residential program (up to 200 units vs. a smaller MO collection) with a higher average price per square foot. The MO was designed by 1508 London with interiors by Molteni & C. Aman's interiors are by Kerry Hill Architects with a more restrained, natural-material aesthetic. Aman includes 100,000 sf of private club space; the MO's amenity program is integrated with its hotel. If you want boutique scale and a European interior sensibility, look at the MO. If you want the full-campus Aman lifestyle with garden access and a massive private club, Aman is the play.
Aman Beverly Hills vs. Rosewood Residences Beverly Hills
The Rosewood is the most intimate branded residence project in Beverly Hills: just 17 residences, designed for buyers who want exclusivity and privacy above all else. Aman offers up to 200 residences, a 100,000 sf private club, and a full campus of gardens, dining, and retail. Rosewood's pricing enters significantly below Aman's $20M floor. If you want the smallest possible community and a quieter brand presence, Rosewood fits. If you want a large-scale, fully programmed campus with the deepest amenity set in the market, Aman is the answer.
Aman Beverly Hills vs. 8899 Beverly
8899 Beverly is a design-forward project by Olson Kundig in West Hollywood's Design District, with 40 condos and 8 standalone Houses starting from approximately $3 million. It is not a hotel-branded residence. There's no hospitality operator, no spa, no concierge service. The draw is the architecture: Olson Kundig's signature raw steel, glass, and concrete. The price per square foot is roughly half of Aman's. If you're buying for architectural distinction and West Hollywood walkability at a lower entry point, 8899 Beverly is the strongest option. If you want five-star hotel services, a brand with global recognition, and a Beverly Hills address, Aman is the clear alternative.
Aman Beverly Hills vs. Privé Malibu
Privé Malibu offers 68 residences from $1.9 million at 6487 Cavalleri Road, near Zuma Beach and Point Dume. It is the most accessible entry point in California branded residences, with a coastal lifestyle that is fundamentally different from Beverly Hills tower living. Privé includes a biohacking fitness studio, curated amenities, and HOA-covered building insurance (a significant advantage in the current California market). Aman is roughly 10x the entry price and delivers a full-service hotel brand, a 100,000 sf private club, and a Beverly Hills address. The two products serve different buyers. If you want branded coastal living without a $20M commitment, Privé is the entry point. If Beverly Hills and Aman's global brand are non-negotiable, the comparison ends at Aman.
What buyers should know before touring
Aman Beverly Hills is a pre-construction purchase. The sales gallery is active and touring qualified buyers, but you're buying from renderings, floor plans, and material samples. Here are the practical considerations:
The deposit structure for pre-construction branded residences at this price point typically involves a significant initial deposit with milestone-based installments. Get the exact terms from the sales team before you commit.
Resale and rental restrictions vary by branded residence program. Some brands limit short-term rentals or impose right-of-first-refusal clauses. Clarify this upfront, especially if you plan to hold the unit as part of a larger real estate portfolio.
HOA and service fees at hotel-branded residences tend to be higher than conventional condominiums because they fund the hospitality staff, concierge services, Aman Club operations, and garden maintenance. Budget for this as an ongoing cost, not just the purchase price.
The second tower has not yet entered active sales. If you want to compare pricing and availability across both towers, inquire now to get on the priority list for the second release.
I work directly with the Aman Beverly Hills sales team and can arrange private gallery tours, share current availability by tower and floor, and provide side-by-side comparison against every other branded residence in the market. Reach out at debbie@coastline840.com or (310) 362-6429.
Frequently asked questions
What is the starting price for Aman Beverly Hills residences?
Two-bedroom residences start at approximately $20 million. The average price per square foot is roughly $7,000, which is a Southern California record for branded residences. Penthouses are priced individually and significantly higher.
How many residences are available at Aman Beverly Hills?
The program includes up to 200 private residences across two towers (28 and 31 stories). The first tower is approximately 60 percent under contract or in reservation as of early 2026. The second tower has not yet entered active sales.
Who designed Aman Beverly Hills?
The residences are designed by Kerry Hill Architects, the Singapore-based firm behind Aman Tokyo, Aman Kyoto, and Amanemu. The broader One Beverly Hills campus was masterplanned by Foster + Partners, with landscape architecture by RIOS.
What sizes are available at Aman Beverly Hills?
Residences range from approximately 3,100-square-foot two-bedrooms to 10,500-square-foot sky mansions. Penthouses reach approximately 25,000 square feet. Every unit includes private terraces, and many of the larger residences include private plunge pools.
What is the Aman Club?
The Aman Club is a 100,000-square-foot private club exclusively for Aman Beverly Hills residents and select Aman partners. It includes wellness facilities, spa services, fine dining, private event spaces, fitness programming, and curated cultural experiences throughout the year. Membership is included with every residence.
When will Aman Beverly Hills be completed?
Both towers are in full vertical construction as of May 2026. Phased delivery begins in late 2027, with the full campus expected to be complete ahead of the 2028 Los Angeles Olympic Games. The project secured $4.3 billion in financing in March 2026.
Is Aman Beverly Hills the same as One Beverly Hills?
Aman Beverly Hills is the branded residential and hotel component within the larger One Beverly Hills campus. One Beverly Hills is a 17.5-acre, $10 billion development that also includes the Beverly Hilton (undergoing renovation), the Waldorf Astoria, curated retail and dining, and 10 acres of botanical gardens. The Aman residences occupy two dedicated towers within the campus.
How does Aman Beverly Hills compare to other Beverly Hills branded residences?
Aman Beverly Hills carries the highest price per square foot (~$7,000/sf) of any branded residence currently selling in Southern California. By comparison, the Mandarin Oriental Beverly Hills recorded a resale at $3,852/sf, and 8899 Beverly in West Hollywood starts from approximately $3M. Aman's program is also the largest (up to 200 residences) and includes the most extensive private amenity set (100,000 sf Aman Club). For a full comparison, see Debbie Pisaro's branded residences collection.
Explore Aman Beverly Hills
I work directly with the Aman Beverly Hills sales team and track every branded residence project in Los Angeles. Whether you're comparing Aman against the Mandarin Oriental, Rosewood, or 8899 Beverly, I can walk you through pricing, availability, and floor plans that often never reach the public market.
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Los Angeles and California Branded Residences
Branded residences are the fastest-growing category in California luxury real estate. Debbie Pisaro covers the full landscape, each property tracked individually, never conflated, with pricing, floor plans, and availability that often never reaches the public MLS.
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Explore Each Residence
- Aman Beverly Hills: ultra-luxury, from $20M
- One Beverly Hills: Aman's West Coast development
- Rosewood Residences Beverly Hills: 17 estates, intimate scale
- Mandarin Oriental Beverly Hills: record $3,852/sf sale
- 8899 Beverly: Olson Kundig, 40 condos + 8 Houses
- Sun Rose Residences: West Hollywood, former Pendry
- Privé Malibu: branded residences on the coast
- View the Full Branded Residences Collection
Related: California Architectural Homes Guide
Written by Debbie Pisaro, a California branded residence specialist covering every major Los Angeles and California project. Coastline 840 | Side, Inc. · California DRE #01369110