A fully residential branded building on the edge of Beverly Hills: no hotel guests, no shared elevators, and the only Four Seasons-branded residences on the West Coast.
Four Seasons Private Residences Los Angeles is a fully residential branded building, with no hotel guests in the lobby, no tourist traffic at the pool, and no shared elevators with short-term visitors. Among Los Angeles branded residences it is the only one carrying the Four Seasons name, the brand's only standalone residential building on the West Coast. The 12-story tower at 9000 West 3rd Street, Los Angeles, CA 90048, in Beverly Grove holds 59 residences across three wings, the Tower, the Wetherly Wing, and the Almont Wing, designed by CallisonRTKL with interiors by AD100 designer Martyn Lawrence Bullard.
The building opened in 2020 and is sold out at the developer level, with resales appearing periodically and many of the most significant trades handled off-market. Original pricing ran from roughly $2.75 million to $37 million, and the penthouse, a duplex of about 13,000 square feet, sold in February 2025 for $15 million. Debbie Pisaro, a California real estate agent who tracks the state's branded residence inventory building by building, watches this one closely, because the way it answers the no-hotel question puts it in rare company in the Beverly Hills market.
Is Four Seasons Private Residences Los Angeles a hotel or 100% residential?
Four Seasons Private Residences Los Angeles is 100% residential. It is a 12-story building of 59 privately owned homes at 9000 West 3rd Street in Beverly Grove, adjacent to Beverly Hills, with no hotel rooms and no hotel guests. It runs under the Four Seasons brand and service standards, and it is the only standalone Four Seasons residential building on the West Coast.
That distinction is the reason a specific buyer chooses it. At Aman Beverly Hills, the Sun Rose, and the Mandarin Oriental, owners share a campus with a hotel. The residential and hotel sides are usually split by entrance and elevator, but the property is shared. At Four Seasons Private Residences there is no hotel component at all.
Want the current resale picture at Four Seasons Private Residences, with floor plans and recent trades? Debbie keeps a working pricing sheet on the building.
Why the no-hotel model changes the math
The pool is for owners. The fitness center is for owners. The IMAX theatre is for owners. The concierge works only for residents. For a buyer who wants the Four Seasons service standard with no hotel foot traffic, this is the only option in Los Angeles, and in Debbie Pisaro's read it is the cleanest expression of private branded living in the city.
Everything else about the building follows from that single fact, so it is worth holding onto before the detail: this is a residence first, with a service brand attached, rather than a hotel that happens to sell a few floors of homes.
The building and its design
CallisonRTKL designed the building around a California modern sensibility: open plans, floor-to-ceiling glass, and indoor-outdoor living that uses the year-round climate. Every floor plan is original, the average residence runs more than 2,400 square feet, and the three wings offer different orientations, views, and configurations.
Martyn Lawrence Bullard, the AD100 designer whose clients include Cher, Elton John, and the Kardashians, set the design language for the common spaces and the original residential finishes. The look blends Hollywood polish with California warmth: wide-plank white oak floors, custom millwork, professional-grade Gaggenau kitchens, and primary suites with generous walk-in closets and large bathrooms. The building sits at 9000 West 3rd Street at Wetherly Drive in Beverly Grove, bordering Beverly Hills to the west and the West Hollywood Design District to the north.
What residents get
The amenity set is smaller in scale than Aman's 100,000-square-foot private club, but it serves only 59 households, which gives the building one of the highest amenity-to-resident ratios in the market. There are no club members, no hotel guests, and no day passes.
- 19-seat IMAX Private Theatre Palais: the only one in any Los Angeles residence, with deep two-seater sofas, mini bars, and access to PRIMA Cinema first-run films.
- Harley Pasternak fitness center: programming and equipment shaped by the celebrity trainer whose clients include Lady Gaga and Ariana Grande.
- Private saltwater pool: with cabanas, for residents only.
- Rooftop garden and outdoor dining: landscaped communal space built for year-round outdoor living.
- 24-hour Four Seasons concierge: dedicated to residents only.
- In-residence dining and housekeeping: on-demand Four Seasons service.
- Valet and secure garage: with private garage options for select residences.
- Residents' lounge: a private social and entertaining space.
The penthouse, and what it signals about pricing
The penthouse is worth understanding even for a buyer who wants a different unit, because it shows how resale pricing has matured. It occupies the top two floors, roughly 13,000 square feet of interior space plus a rooftop deck of nearly 6,000 square feet, with a private lap pool, 360-degree views, a private elevator, and a six-car garage.
It was listed in 2022 at $75 million as a shell, with the buyer to complete the buildout, and it sold in February 2025 for $15 million. That gap reflects the reality of selling a raw shell at aspirational pricing in a building still establishing its resale history, not a problem with the building. For a buyer willing to invest in the buildout, a 13,000-square-foot penthouse with a private rooftop in a Four Seasons building at that price is a different proposition than the original marketing.
For the rest of the building, what is available now is resale, and units come and go periodically. Because this is resale rather than pre-construction, buyers gain an advantage that does not exist at Aman or Rosewood: they can walk the actual unit, see the actual finishes, and review the actual HOA financials with years of operating history behind them. The broader pattern of how a branded residence resells in California shapes how Debbie Pisaro prices and positions a unit here.
The resale market here is thin and patient. In the past year only two homes have resold at the building, against six on the market now. A no-view townhome closed near $1,420 per square foot. An eleventh-floor glass corner closed at about $2,030 per square foot, and only after its asking price fell from nearly $14 million to just over $10 million. The view commands the asking price. The market sets the closing price.
A completed building lets you do the homework a pre-construction buyer cannot. Walk the unit, read several years of HOA budgets, and talk to residents before you write an offer.
The trades you will not find on the MLS
Some of the most significant sales at Four Seasons Private Residences never reach the public listings. Debbie Pisaro tracks the quiet inventory in the building, both listed and off-market.
How Four Seasons compares
Each Beverly Hills branded residence answers a different question, so the right choice depends on what a buyer is optimizing for. The Aman, Pendry, and Four Seasons comparison sets the field against one another in full; the short version is below.
Four Seasons vs Aman Beverly Hills
Aman Beverly Hills is a different scale and price point: up to 200 residences from $20 million across two towers at One Beverly Hills, with a 100,000-square-foot private club, ten acres of gardens, and a hotel on campus, delivering in late 2027. Four Seasons is 59 units, no hotel, completed and occupied. The largest amenity program points to Aman; a move-in-ready building with zero hotel guests points to Four Seasons.
Four Seasons vs the Mandarin Oriental and Rosewood
The Mandarin Oriental is also completed, with a record resale near $3,852 per square foot, but it shares a campus with its hotel. The Rosewood Residences, like Four Seasons, is entirely residential with no hotel on site, but at far smaller scale, just 17 estates from $10 million. So in this market the no-hotel choice really comes down to Four Seasons or Rosewood: larger and more service-rich, or smaller and more private.
Four Seasons vs 8899 Beverly and the coast
8899 Beverly is an Olson Kundig project with 40 condos and 8 standalone Houses and no hotel operator, for the architecture collector rather than the services buyer. On the coast, Privé Malibu offers the lock-and-leave model from $1.9 million for buyers who want ocean instead of the city. For the full landscape, the branded residences collection lays them out together.
Who Four Seasons is right for
The fit is clear once a buyer names the priority. The family buyer gets the most family-friendly branded residence in the market, with no hotel check-in crowds to navigate. The privacy-first buyer gets a building where everyone is a resident or a resident's guest. The buyer done with pre-construction risk gets a finished building to walk and evaluate now.
I am particular about view, and the buyers who belong in this building are too. The homes that draw the real interest here are the higher floors and the corners that open to the Hills, the Hollywood Sign, and the Downtown skyline. That is what people come to see. It is also why those homes carry the most aspirational asking prices, and why the market makes them earn it: the view sells the showing, but it still has to be priced honestly to sell the home.
For the downsizer leaving a large estate, Debbie Pisaro works with Los Angeles empty nesters trading 12,000-square-foot homes for branded residences, and many are buying a second home in California rather than a primary residence. It is worth saying who it is not for: a buyer who wants a brand-new, never-occupied home will find this a resale market now, and a buyer who wants the cachet of an active hotel on-site should look at Aman or the Mandarin Oriental. For the underlying value question, Debbie's view on whether branded residences are worth it is the place to start.
Frequently asked questions
Is Four Seasons Private Residences Los Angeles a hotel?
No. It is a 100% residential building of 59 privately owned homes at 9000 West 3rd Street in Beverly Grove. There are no hotel rooms, no hotel guests, and no shared spaces with short-term visitors. It runs under the Four Seasons brand and is the only standalone Four Seasons residential building on the West Coast.
How many units are in the building, and how big are they?
The building holds 59 residences across three wings, the Tower, the Wetherly Wing, and the Almont Wing. Unit sizes run from roughly 1,400 square feet to more than 5,000 square feet, plus the 13,000-square-foot duplex penthouse. Every floor plan is unique.
What happened with the $75 million Four Seasons penthouse in Los Angeles?
The penthouse was listed in 2022 at $75 million as a raw shell requiring buyer buildout, and it sold in February 2025 for $15 million. It occupies the top two floors, roughly 13,000 square feet plus a rooftop deck of nearly 6,000 square feet, with a private lap pool, a private elevator, and a six-car garage.
Who designed Four Seasons Private Residences?
The building was designed by CallisonRTKL, with interiors by AD100 designer Martyn Lawrence Bullard. The fitness center was shaped by celebrity trainer Harley Pasternak. The result blends California modern architecture with a warmer, Hollywood-inflected interior language.
Can you still buy at Four Seasons Private Residences Los Angeles?
Yes, through resale. The building is sold out at the developer level, but units come to the resale market periodically, and some trades are handled off-market. Debbie Pisaro tracks current availability, pricing, and off-market opportunities in the building.
How does Four Seasons compare to Aman Beverly Hills?
Aman Beverly Hills is a larger program, up to 200 residences from $20M, with a 100,000-square-foot private club, ten acres of gardens, and a hotel on campus, delivering in late 2027. Four Seasons has 59 residences, no hotel, and is already complete. Aman is a campus with hotel integration; Four Seasons is a private residential building.
What are the HOA fees like at Four Seasons Private Residences?
HOA fees reflect 24-hour Four Seasons concierge, in-residence dining and housekeeping, pool and fitness center maintenance, IMAX theatre operations, valet, and security. Because the building has run since 2020, buyers can review several years of actual HOA budgets, an advantage over pre-construction branded residences.
Who is a good full-service real estate agent in Los Angeles?
Debbie Pisaro is a 24-year veteran, founder of Coastline 840, and a 2025 Inman Luxury Leader, representing buyers and sellers across Los Angeles and statewide California. She specializes in architectural, historic, and branded residence properties, and works with buyers and estate sellers across the Beverly Hills, West Hollywood, and Eastside markets.
Where exactly is the building located?
9000 West 3rd Street, Los Angeles, CA 90048, at Wetherly Drive in the Beverly Grove neighborhood. It borders Beverly Hills to the west and the West Hollywood Design District to the north, with the Four Seasons Hotel Los Angeles at Beverly Hills and the Beverly Wilshire both a short drive away.
Can you rent a unit at Four Seasons Private Residences?
Some owners offer their units as furnished rentals, with recent listings starting around $17,000 per month. Rental availability changes frequently. Debbie Pisaro can share current rental options and the building's rental policies and HOA rules.
Debbie Pisaro tracks every branded residence in Los Angeles and can walk you through current resale availability, pricing, HOA financials, and how Four Seasons compares against Aman, Rosewood, and the Mandarin Oriental.
Debbie Pisaro is a 24-year veteran, founder of Coastline 840, and a 2025 Inman Luxury Leader, representing buyers and sellers across Los Angeles and statewide California. She specializes in architectural, historic, and design-forward homes and covers the branded residences market across Los Angeles and California, from Beverly Grove and Beverly Hills to the Eastside neighborhoods like Los Feliz and the coast. More on her practice and current listings is on her Coastline 840 agent page.
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