Beverly Hills Branded Condo Prices: Reservations vs. Sales

Suppose an appraiser pulls comparable sales for a Beverly Hills branded condo this October. The $200 million Aman penthouse that ran in national headlines this summer won't show up, because nothing about it has recorded. The Wall Street Journal reported on July 14, 2026 that the unit is "reserved, meaning a buyer has paid part of a deposit." The comp that does show up, and the one that is now the reference point for the city's finished branded buildings, is a $13.3 million penthouse at 9200 Wilshire Boulevard. It sold after its building went through a loan default, a bulk sale and a price list cut by about a fifth.

So in this market, the believable price comes from the building that had to start over, not from the building with the biggest launch. If you are comparing condos in Beverly Hills, that difference decides which numbers mean anything when you make an offer.

Four kinds of number, one headline

The Aman Beverly Hills residences at One Beverly Hills, 9900 Wilshire Boulevard, have produced most of 2026's condo headlines. Each of those numbers sits at a different stage of commitment.

The Real Deal's July 15, 2026 report puts the closed-sale record for a Los Angeles condo at $39.2 million, set at the Century in Century City in 2025. Every Aman figure above that line is still a promise. The first tower is 28 stories with 69 residences starting at $20 million. The project is expected to finish in phases beginning in 2028.

The Aman pipeline is serious. In March 2026, One Beverly Hills closed $4.3 billion in construction financing: a $2.8 billion senior loan led by JPMorgan and a $1.5 billion mezzanine loan from VICI Properties. The developers credited "significant" condo sales with bringing the lenders in. The towers went vertical in November 2025. Pre-construction demand helps get a project financed. It does not set a price you can underwrite against today. The $200 million penthouse has 16,800 square feet of interior space plus more than 14,000 square feet outdoors. That works out to roughly $11,900 per interior square foot, about three times the highest per-foot figure any Los Angeles County condo had actually recorded by March of this year.

How a default produced the year's cleanest comp

The Mandarin Oriental Residences at 9200 Wilshire took a much harder route to its record.

1. Sales stall. By September 2024, 10 of the building's 54 condos had sold. The other 44, plus about 6,000 square feet of retail, went up for sale in bulk.
2. The capital stack fails. An investor group defaulted on a $200 million loan tied to those 44 units.
3. A new owner comes in. Centurion Real Estate Partners announced its purchase in February 2025 and did not disclose the price.
4. The price list resets. Centurion relaunched the residences in mid-2025 at about 20 percent below the original pricing, with a one-bedroom at $2.6 million and a three-bedroom at $7.3 million.
5. The comp records. In March 2026, a three-bedroom, four-bath penthouse sold for $13.3 million, or $3,852 per square foot. At the time, The Real Deal called it Los Angeles County's most expensive condo sale of the year on a per-foot basis. A Centurion spokesperson said the buyer lives in Beverly Hills.

The reset is what made that number possible. When a developer is carrying a construction loan, it has every reason to defend its original price list, because every concession becomes a comp that drags down the next negotiation. A buyer who comes in after a default has a lower cost basis and different incentives. It can price units to sell, and once units sell, they record. A cut asking schedule produced a per-foot sale that, for a stretch of 2026, beat every other condo in the county. That included a unit at the Residences at WeHo Edition that sold in January for $3,665 per square foot.

The record has since been overtaken on total price, though not in Beverly Hills. A penthouse at 8899 Beverly in West Hollywood set the 2026 county mark at $23 million in May. A Sierra Towers penthouse, also in West Hollywood, passed it at $36 million in July. Inside Beverly Hills, the Mandarin sale is still the reference point for a finished branded building.

What a finished building offers

Taaseen Qureshi, who took over sales at the Mandarin this summer after leading sales at 8899 Beverly, told The Real Deal in July 2026 that buyers value the peace of mind of being in a secure building.

Timing matters when comparing an existing building with a 2028 phased opening. For a buyer who needs a completed residence now, the realistic set of choices is the buildings that already exist, and those buildings price from recorded sales.

Rosewood Residences Beverly Hills is the other finished option. It is a 17-residence building at 9900 Santa Monica Boulevard, developed by Nahla Capital and GPI Companies. It was completed in 2025 and began welcoming residents that year. In The Real Deal's August 1, 2026 coverage of the second-quarter condo rebound, Rosewood and the Mandarin were both named as drivers of "trophy-level closings." With so few units, each Rosewood sale moves its own building's comp history more than one sale would in a larger tower.

The broader condo market is going the other way

Countywide, condos are softening while the trophy tier records sales. Greater Los Angeles REALTORS® reported that the median condo sale price fell from $699,000 in April 2026 to $675,000 in July. Median days on market rose from 26 to 32 over the same months. In August 2026, 870 condos sold across Los Angeles County, against 6,424 active listings and a $665,000 median. The Real Deal described the same pattern in July: the overall condo market "has seen better days," while branded new developments account for a large share of the high-dollar sales.

So a falling county median says very little about what a recorded penthouse at 9200 Wilshire supports. The two segments draw on different buyers. At the top, pricing depends on a short list of finished buildings and the deeds they have actually produced.

The building's finances are now part of the loan file

Since August 3, 2026, conventional condo financing has worked differently. Fannie Mae and Freddie Mac retired the Limited Review and Streamlined Review shortcuts that day. A full review of the building's finances, insurance and reserves is now required for the large majority of conventional condo loan applications. The waiver of project review was expanded to projects with 10 or fewer units, which does not cover the larger branded towers discussed here. A second change is scheduled for around January 2027. The minimum reserve funding requirement for condo associations is set to rise from 10 percent to 15 percent of the association's budget. GLAR noted that buildings that haven't started moving toward that level "could see financing eligibility affected."

Many trophy-level purchases are not financed with conventional loans. Even so, the reserve standard affects every owner in a building. A building that can't qualify narrows the pool of future buyers for each unit in it. GLAR's 2026 president, Chris Duff, put it plainly: "A building that can't clear the reserve bar doesn't just affect one seller. It affects every owner trying to sell or refinance in that building." This ties back to the Mandarin. A building whose ownership has been recapitalized and whose units are now selling at reset prices has an association budget and a sales history a buyer can examine. Our guide to escrow in Beverly Hills covers where those documents usually come up during a transaction.

FAQ

Does the $200 million Aman reservation set a new price record? Not yet. As reported in July 2026, the buyer had paid part of a deposit on an unfinished unit. The closed-sale record for a Los Angeles condo was still $39.2 million, set at the Century in 2025.

When will Aman Beverly Hills residences be delivered? The Los Angeles Times reported in March 2026 that One Beverly Hills is set to open in 2028. The Real Deal described it in July 2026 as completing in phases starting in 2028. The two towers, at 28 and 31 stories, will hold fewer than 200 condos combined.

Did the Mandarin Oriental's price cut hurt values in the building? The evidence so far points the other way. After the roughly 20 percent reset, a penthouse recorded in March 2026 at $3,852 per square foot, which was the county's highest per-foot condo sale of the year at that point.

Which other Beverly Hills towers are coming that might compete? The 26-story tower approved at 8844 Burton Way in March 2026 is planned as 200 rental homes. It won't produce condo sales comps. Our practical guide to Beverly Hills luxury condo living covers the existing building options.

If you are weighing a reservation at a building under construction against a deed in a finished one, Farhad Yasharpour can walk you through the recorded sales, the association records and the pricing history behind each Beverly Hills branded building before you commit. Schedule a private consultation, or if you already own in one of these towers, request an instant home valuation based on the comps that have actually recorded.

This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.