Market Report S1 2026 Above $20M - Westside Los Angeles Luxury Real Estate
WestSide Los ANGLES Luxury Real Estate REPORT s1 2026 - Sales above $20M
Executive Summary: An analysis of the primary ultra-luxury submarkets on the LA West Side (transactions ≥ $20M) demonstrates a transition phase. Total sales volume across the four core areas decreased by 37.14%, moving from 35 units in S1 2025 to 22 units in S1 2026. Despite lower sales velocity, pricing metrics remain exceptionally solid, with a market-wide median sales price of $28,000,000 and the top transaction hitting $47,000,000 in Beverly Hills.
Market Performance Metrics Table
| Area Name | Median Sales Price (S1 2026) |
Median Price / SqFt (S1 2026) |
Units Sold (S1 2026) |
Unit Volume Change vs. S1 2025 |
Highest Sale (S1 2026) |
Avg. Days on Market (S1 2026) |
Avg. Price Listing Discount (LP vs. SP) |
|---|---|---|---|---|---|---|---|
| Malibu | $33,125,000 | $5,712.98 | 4 | +33.33% | $35,000,000 | 10 | -7.64% |
| Brentwood | $29,000,000 | $2,504.90 | 5 | 0.00% | $40,000,000 | 93 | -13.94% |
| Beverly Hills | $27,250,000 | $2,493.85 | 11 | -21.43% | $47,000,000 | 45 | -9.64% |
| Bel Air - Holmby Hills | $22,375,000 | $1,866.23 | 2 | -84.62% | $22,500,000 | 171 | -10.92% |
| Total / Market Average | $28,000,000 | $2,601.20 | 22 | -37.14% | $47,000,000 | 61 | -10.37% |
Market Observations & Key Insights
- Malibu Emerges as the Price Capital: Malibu demonstrated extraordinary strength, increasing its transaction count by 33.33% (from 3 to 4 units) and leading the market with a staggering median sales price of $33,125,000. It also commanded the highest median price per square foot at $5,712.98, more than double the market average, while moving inventory at an ultra-fast pace of just 10 days average on market.
- Bel Air - Holmby Hills Softening: This ultra-exclusive submarket experienced the sharpest decline in transaction volume, plummeting 84.62% from 13 trophy sales in S1 2025 to just 2 sales in S1 2026. Along with reduced velocity, properties that did close experienced a prolonged 171 average days on market, signaling that buyers are taking a highly selective approach.
- Beverly Hills Stabilizes Volume: Beverly Hills retained its title as the highest-volume submarket by unit count with 11 closed sales, accounting for exactly 50% of the entire $20M+ West Side market. It also claimed the highest single transaction of S1 2026 at $47,000,000 (reduced from a $59.5M listing price).
- Prevalent Listing Discounts: On average, sellers across all areas had to accept a 10.37% reduction from their original listing price (LP) to secure a final sale (SP). Brentwood properties required the deepest adjustments, averaging a 13.94% discount, indicating a gap between ambitious initial pricing and realistic market value.
- Macro Volume Contraction: The core submarket trend highlights an overall 37.14% reduction in closed transaction volume year-over-year. While trophy properties continue to trade at premium price-per-square-foot metrics, the macro velocity has cooled compared to the frantic pace of the previous year, transitioning into a healthy, value-driven buyer's market.
Disclaimer
The information contained in this market report is provided for general informational purposes only. While every effort has been made to ensure the accuracy and reliability of the data at the time of publication, Malka Realty makes no representations or warranties, express or implied, regarding its completeness, accuracy, or timeliness.
Real estate market conditions are dynamic and may change without notice. Statistics, sales data, pricing trends, and market analyses are based on information believed to be reliable, including Multiple Listing Service (MLS) data and other publicly available sources, but have not been independently verified. Certain properties or transactions may be excluded from this report due to incomplete or unavailable data.
Nothing contained in this report constitutes legal, tax, accounting, financial, or investment advice, nor should it be relied upon as a substitute for professional guidance. Past market performance is not indicative of future results, and all real estate investments involve risk.
This report may include opinions, forecasts, or forward-looking statements that reflect current market observations and assumptions. Actual market conditions and future performance may differ materially.
By accessing or using this report, you acknowledge that Malka Realty, its affiliates, agents, brokers, employees, and contributors shall not be liable for any direct or indirect loss or damages arising from the use of, or reliance upon, the information contained herein.
For advice regarding your specific real estate objectives or circumstances, please consult a qualified real estate professional. Data Source: Information derived from CLAWMLS, public records, and other third-party sources deemed reliable. Data is believed to be accurate but is not guaranteed and is subject to revisions, reporting delays, and human error.
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