A $10 billion, 17.5-acre campus bringing Aman's first West Coast hotel, up to 200 residences from $20 million, a 100,000-square-foot private club, and 10 acres of botanical gardens to the western gateway of Beverly Hills.
One Beverly Hills is the largest and most ambitious luxury development in Los Angeles history: a 17.5-acre campus at Wilshire and Santa Monica Boulevards that will include Aman's first West Coast hotel, up to 200 private residences from $20 million, a 100,000-square-foot private club, 10 acres of botanical gardens, and full integration with the Beverly Hilton and Waldorf Astoria. The project secured $4.3 billion in construction financing in March 2026, and the first tower is approximately 60 percent under contract.
Debbie Pisaro has tracked One Beverly Hills since before ground broke, as part of her coverage of every branded residence project in Los Angeles. This guide covers the development, the residences, the pricing, the financing milestone, and what buyers should understand before touring the gallery.
One Beverly Hills is a $10 billion, 17.5-acre ultra-luxury mixed-use development at Wilshire and Santa Monica Boulevards in Beverly Hills, California. It includes Aman's first West Coast hotel (78 suites), up to 200 Aman-branded residences across two towers of 28 and 31 stories, a 100,000-square-foot private Aman Club, 10 acres of botanical gardens, and integration with the Beverly Hilton and Waldorf Astoria Beverly Hills. One Beverly Hills condos for sale start at $20 million at approximately $7,000 per square foot, released in tiers by tower and floor. In March 2026 the project secured $4.3 billion in construction financing, including a $2.8 billion senior loan from JPMorgan Chase. Phased delivery begins late 2027, ahead of the 2028 Los Angeles Olympics. For pricing and availability, contact Debbie Pisaro at Coastline 840.
$4.3 billion in financing, and what it means
On March 23, 2026, Cain International and Eldridge Industries finalized $4.3 billion in construction financing, one of the largest real estate construction packages assembled in the past decade. The deal includes a $2.8 billion senior loan from JPMorgan Chase and a $1.5 billion mezzanine loan from Vici Properties, covering construction of up to 200 Aman-branded residential condominiums.
For buyers who have been watching this project, the financing is the strongest signal of viability available. Institutions of that scale do not commit billions to a project with execution risk they have not priced. It tells you the lenders with the most to lose have done their diligence and concluded that One Beverly Hills will be completed and will command the pricing the market expects. Both towers are in vertical construction, with phased delivery beginning in late 2027 and full completion expected ahead of the 2028 Los Angeles Olympics.
What One Beverly Hills includes
One Beverly Hills is not a single building. It is an integrated campus bringing hospitality, residential, retail, dining, and public green space into a single destination at the western gateway to Beverly Hills, adjacent to the Los Angeles Country Club and less than a mile from Rodeo Drive.
- Aman Beverly Hills Hotel: a 78-suite hotel, Aman's first West Coast property
- Aman Residences: up to 200 private residences across two towers of 28 and 31 stories
- The Aman Club: a 100,000-square-foot private members club with dining, wellness, cultural programming, and social spaces
- Beverly Hilton: completely restored, maintaining its legacy as home of the Golden Globes
- Waldorf Astoria Beverly Hills: seamlessly integrated into the campus
- Retail and dining: Dolce&Gabbana, Los Mochis, and Casa Tua Cucina
- 10 acres of botanical gardens: two miles of walkways planted with over 200 native and adaptive species
The site was once home to the Beverly Hills Nursery, the horticultural landmark that supplied Southern California with plants for decades, and the RIOS-designed landscape extends that botanical legacy: shaded oak ridges, coastal meadows, and pollinator gardens. In one of the most expensive real estate markets on the planet, more than half the property will be gardens. That is a statement about priorities.
The architecture and the residences
The residential towers were designed by Kerry Hill Architects, the firm behind some of Aman's most celebrated properties, with the overall masterplan by Foster + Partners. The design celebrates California's modernist tradition: clean lines, neutral palettes, natural materials, and the indoor-outdoor connection that defines the best of Southern California architecture, the same lineage Debbie Pisaro traces through her profiles of architects like A. Quincy Jones.
Residences range from 3,100-square-foot two-bedrooms to 10,500-square-foot sky mansions, with penthouses up to 25,000 square feet. The defining amenity: every residence includes an expansive terrace with its own private pool. You are 300 feet in the air, swimming in your own pool surrounded by landscaped greenery. Hotel-level services are included, with maintenance, concierge, valet, and housekeeping, plus Aman Club access for every resident, and owners can participate in Aman's rental program when not in residence.
Pricing in context
One Beverly Hills condos for sale start at $20 million, averaging approximately $7,000 per square foot, a Southern California record. That figure exceeds every other branded residence currently selling in the region: the Mandarin Oriental Residences Beverly Hills set a county record resale at $3,852 per square foot, and 8899 Beverly recorded a $23 million penthouse sale at $3,150 per square foot. One Beverly Hills operates in a category above both.
The sales pace tells its own story. The first tower reaching roughly 60 percent under contract before topping out follows the pattern of Aman's marquee residential projects globally, from New York to Tokyo, where buyers commit early and reservation pricing has historically preceded appreciation. The largest residences are being released in tiers, with penthouses held back from the initial release. For the full residence-level detail, Debbie Pisaro's Aman Beverly Hills buyer's guide covers floor plans, finishes, and the Aman Club in depth, and her statewide Coastline 840 Aman residences guide offers a parallel read.
This is a pre-construction purchase: renderings, floor plans, and material samples rather than a finished home. The $4.3 billion financing mitigates completion risk, but deposit structures, fee schedules, and release tiers all deserve independent review before you commit. That review is what Debbie Pisaro provides.
How One Beverly Hills compares
One Beverly Hills vs. Mandarin Oriental Beverly Hills
The Mandarin Oriental is completed and move-in ready with a lower entry point. One Beverly Hills starts at $20 million and delivers in phases from late 2027, with larger residences, private pools on every terrace, and the Aman brand, which commands stronger premiums globally than any other hospitality name in residential real estate.
One Beverly Hills vs. Rosewood Residences Beverly Hills
The Rosewood Residences Beverly Hills offer just 17 estates, intimate and move-in ready. One Beverly Hills is a full lifestyle ecosystem: campus, hotel, club, retail, dining, and gardens. Buyers choosing between them are choosing between a quiet residential-scale experience and the deepest amenity set in the market.
One Beverly Hills vs. the West Hollywood buildings
8899 Beverly offers an architect's singular vision, completed and available from about $5 million, and the Sun Rose Residences, the former Pendry, relaunched their final dozen homes in February 2026 from $4.3 million. Both are immediate-occupancy alternatives at a fraction of Aman's entry price. On the coast, Privé Malibu enters at $1.9 million. The whole landscape sits side by side in the Branded Residences Collection.
What buyers should know before purchasing
Three things deserve clear eyes. First, this is pre-construction: unlike the completed buildings above, you are committing to a home that does not yet exist in finished form, on a defined delivery timeline. Second, the fee structure will be significant, because a 100,000-square-foot club, a 78-suite hotel, 10 acres of maintained gardens, and 24-hour Aman services all carry costs; buyers should underwrite the full carrying cost, not just the purchase price. Third, Aman's global track record supports the value thesis, with residences in New York, Miami, and Tokyo demonstrating strong value retention; Debbie Pisaro examines that record for this market in whether branded residences are worth it in Los Angeles, and the behavioral forces behind the category in her piece on California luxury buyer psychology in 2026. For buyers who want a specialist in this category, here is the case for working with the best Los Angeles real estate agent for branded residences.
Many buyers here are also sellers, trading a large estate for full-service living, the pattern in Debbie Pisaro's piece on Los Angeles empty nesters and branded residences. And owners who eventually move on from a branded residence face a sale unlike a standard condo listing, which her guide to how to resell a branded residence in California walks through step by step.
Frequently asked questions
How much do residences at One Beverly Hills cost?
One Beverly Hills condos for sale start at $20 million, with an average price per square foot of approximately $7,000, a Southern California record. Sizes range from 3,100-square-foot two-bedrooms to 10,500-square-foot sky mansions, with penthouses reaching 25,000 square feet.
When will One Beverly Hills be completed?
Phased delivery begins in late 2027, with full completion expected ahead of the 2028 Los Angeles Olympics. Both residential towers are in vertical construction, and the project secured $4.3 billion in construction financing in March 2026.
What is included in the $4.3 billion financing?
The package, finalized March 23, 2026, includes a $2.8 billion senior loan from JPMorgan Chase and a $1.5 billion mezzanine loan from Vici Properties, covering construction of up to 200 Aman-branded residential condominiums.
Do all residences at One Beverly Hills have private pools?
Yes. Every residence includes an expansive terrace with a private pool as part of its own outdoor living space, bridging California's outdoor lifestyle with high-rise living.
Who designed One Beverly Hills?
The residential towers were designed by Kerry Hill Architects. Foster + Partners led the campus masterplan, and RIOS designed the 10-acre botanical landscape with over 200 species of native and adaptive plants.
What is the Aman Club at One Beverly Hills?
A 100,000-square-foot private members club exclusively for residents and select Aman partners, with curated dining, holistic wellness programming, cultural events, and private social spaces. Membership is included with every residence.
Is One Beverly Hills the same as Aman Beverly Hills?
Aman Beverly Hills is the branded residential and hotel component within the larger One Beverly Hills campus, which also includes the Beverly Hilton, the Waldorf Astoria, retail, dining, and the gardens. The Aman residences occupy two dedicated towers within the campus.
How does One Beverly Hills compare to other branded residences in Los Angeles?
It is the largest and most expensive branded project in Los Angeles. The Mandarin Oriental offers a lower entry point with immediate availability, Rosewood has 17 estates, 8899 Beverly is architect-branded from about $5 million, the Sun Rose relaunched its final dozen homes from $4.3 million, and Privé Malibu enters at $1.9 million on the coast.
What should buyers review before purchasing at One Beverly Hills?
Deposit structure and milestone schedule, the fee and service-charge package, release tiers and which residences remain held back, rental program rules, and the delivery timeline. Independent representation matters in a developer sale, and Debbie Pisaro reviews all of it with buyers before commitment.
Coastline 840 · 160 Glendale Blvd, Los Angeles CA 90026 · DRE #01369110
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