Up to 200 Kerry Hill-designed residences at One Beverly Hills, from about $20M at roughly $7,000 a square foot. Pricing, floor plans, the Aman Club, and how it compares across the Los Angeles and California luxury market.
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 and one of the most significant additions to the Los Angeles luxury market in a generation. 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.
Aman Beverly Hills residences are priced from approximately $20 million at roughly $7,000 per square foot, within the One Beverly Hills campus in Beverly Hills, Los Angeles, at Wilshire and Santa Monica Boulevards. The two Kerry Hill-designed towers rise 28 and 31 stories. The first tower is roughly 60 percent under contract as of early 2026. Sizes range from 3,100 sf to 25,000 sf penthouses. Residents receive access to the 100,000 sf Aman Club. Construction is fully funded following $4.3 billion in financing secured March 2026. For current availability and private gallery access, contact Debbie Pisaro at Coastline 840.
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, yet the brand's following is global, the pricing is record-setting, and the first tower is already majority committed.
Debbie Pisaro tracks 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 are comparing it against the Mandarin Oriental, Rosewood, or 8899 Beverly, you will want to understand what you are paying for at each one, because they are fundamentally different products.
The residences: what you are 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, creating what the design team describes as a treehouse effect, with overhanging plantings blurring the line between interior and landscape.
- 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, the 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 feeling cold. At Aman Beverly Hills, the practice has drawn on California's modernist tradition, using a neutral palette, expansive glass, and deep overhangs that connect the residences to the landscape.
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 and shaded terraces rather than a conventional street grid. For the full campus picture, including the Beverly Hilton renovation and Waldorf Astoria integration, Debbie Pisaro's One Beverly Hills buyer's guide covers it in depth.
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, exclusive to residents and select Aman partners. This is not a 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, delivered to your home rather than reserved for a stay.
The gardens and setting
One Beverly Hills dedicates 10 acres to botanical gardens and open green space, an unusual commitment in the heart of Beverly Hills. Of that, roughly four acres are private to residents, club members, and hotel guests, and another 4.5 acres are open to the public. RIOS has designed meandering paths through mature trees and layered plantings that give the campus a sense of 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, and the 405 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
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, the largest mixed-use construction loan in U.S. history. Phased delivery begins in 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 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 tower is approximately 60 percent under contract or in reservation, the second tower has not yet entered active sales, and inventory is being released in tiers, with the largest residences held back from the initial release.
Because the largest residences and penthouses are held back from the early release, the size and view you want may only become available if you are already on the priority list. The early-inquiry window matters more here than the marketing suggests.
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 is how that sits against 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 $5M, Olson Kundig architecture
- Sun Rose, West Hollywood: the former Pendry, relaunched its final dozen homes in February 2026 from $4.3M under new ownership
- Privé Malibu: from $1.9M, the most accessible entry point in California branded residences
The $7,000/sf figure reflects the brand premium, the Kerry Hill pedigree, the Aman Club membership, and the Beverly Hills address. Whether that premium is worth it depends on what you are optimizing for. For context against traditional Beverly Hills luxury, Debbie Pisaro also tracks the Trousdale Estates market and the most expensive Beverly Hills homes of the past year, and on the architectural side, how to price a one-of-a-kind architectural home in Los Angeles.
How Aman Beverly Hills compares
Each Beverly Hills branded residence is a distinct product, never interchangeable. The short version of how Aman stacks up against the others Debbie Pisaro covers:
Aman vs. Mandarin Oriental
Both are five-star hotel brands in Beverly Hills, but the programs differ. The Mandarin Oriental is boutique-scale with a record $3,852/sf resale, designed by 1508 London with interiors by Molteni & C. Aman is a much larger residential program with a higher average price and 100,000 sf of private club space. Boutique scale and a European interior sensibility point to the MO. Full-campus living with garden access and a massive private club points to Aman.
Aman vs. Rosewood
The Rosewood is the most intimate option in Beverly Hills, just 17 residences for buyers who want privacy above all, with pricing that enters below Aman's $20M floor. Aman offers up to 200 residences and a fully programmed campus of gardens, dining, and retail. The smallest possible community points to Rosewood. The deepest amenity set in the market points to Aman.
Aman vs. 8899 Beverly
8899 Beverly is a design-forward Olson Kundig project in West Hollywood, 40 condos and 8 standalone Houses from about $5M, with no hospitality operator, spa, or concierge. The draw is the architecture and the price, roughly half of Aman's per square foot. Architectural distinction and walkability at a lower entry point point to 8899. Five-star service and a Beverly Hills address point to Aman.
Aman vs. Privé Malibu
Privé Malibu offers 68 residences from $1.9M near Zuma Beach, the most accessible entry in California branded residences, with a biohacking studio and HOA-covered building insurance. Aman is roughly 10x the entry price with a full hotel brand and a Beverly Hills address. Branded coastal living without a $20M commitment points to Privé. Beverly Hills and the Aman name point to Aman.
Aman Beverly Hills in the wider Los Angeles and California market
It helps to place Aman in context. Within Los Angeles, branded residences have moved from niche to the fastest-growing category at the top of the market, and Aman now sets the ceiling on price per square foot. Debbie Pisaro tracks this shift across the city, from the question of whether branded residences are worth it to the way Los Angeles empty nesters are trading large estates for full-service towers.
The lens widens from there. Many Aman buyers are not buying their only home, they are adding a Los Angeles base to a portfolio that may already reach up the California coast. If that describes you, Debbie Pisaro's coverage of Malibu, Montecito, and Carmel coastal buyers and the practical side of buying a second home in California is a useful companion. The branded model now runs statewide, from the coast to Disney's Cotino in Rancho Mirage in the desert. For a parallel deep dive on the same project, there is also the Coastline 840 Aman Beverly Hills residences guide. Across all of it, Debbie Pisaro works statewide, with California always the throughline.
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 are buying from renderings, floor plans, and material samples. A few practical considerations carry real weight at this price point.
Deposit structures for pre-construction branded residences typically involve a significant initial deposit with milestone-based installments, so confirm the exact terms before you commit. Resale and rental restrictions vary by program, and some brands limit short-term rentals or impose right-of-first-refusal clauses, which matters if you hold the unit as part of a portfolio. HOA and service fees at hotel-branded residences run higher than conventional condominiums because they fund the hospitality staff, concierge, Aman Club operations, and garden maintenance, so budget for that as an ongoing cost. And when the time comes to exit, a resale in a branded building is its own discipline, one Debbie Pisaro lays out in how to resell a branded residence in California.
Debbie Pisaro works 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, 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 of 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, the Waldorf Astoria, curated retail and dining, and 10 acres of botanical gardens. The Aman residences occupy two dedicated towers within the campus.
Is Aman Beverly Hills in Los Angeles?
Yes. Aman Beverly Hills sits in Beverly Hills, within the greater Los Angeles area, at Wilshire and Santa Monica Boulevards inside the One Beverly Hills campus. It is one of the most significant branded residence projects in the Los Angeles luxury market. For current availability across both towers, contact Debbie Pisaro at Coastline 840.
What are the alternatives to Aman Beverly Hills?
The main alternatives in the Los Angeles branded residence market are the Mandarin Oriental Beverly Hills, Rosewood Residences Beverly Hills, 8899 Beverly in West Hollywood, Sun Rose in West Hollywood, and Privé Malibu on the coast. Each is a distinct product at a different price and scale. Debbie Pisaro tracks all of them individually, and the branded residences collection lays them out side by side.
How does Aman Beverly Hills compare to other Beverly Hills branded residences?
Aman Beverly Hills carries the highest price per square foot, approximately $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 $5M. Aman's program is also the largest, up to 200 residences, and includes the most extensive private amenity set, the 100,000 sf Aman Club.
More from Debbie Pisaro across California: Branded Residences Collection · Just Ojai · Los Feliz Living · Coastline 840