A half-built penthouse atop the Aman Beverly Hills is on track to sell for $200 million, a sum that would annihilate the current record for a condo sale in the Los Angeles area.

An unfinished penthouse at the Aman Beverly Hills is on track to sell for $200 million, a price that would set a new record for condo sales in the Los Angeles area. Andy Johnstone for NY Post

The residence itself takes up half of the top two floors of a 28-story tower, the first of a planned pair of condo buildings rising alongside a 78-room Aman hotel.

It’s currently reserved, meaning a deposit is partially down, though the identity of the buyer remains unknown. However, given its current unbuilt state, its buyer can’t even live there yet.

A twin unit on the other half of the floor is also on the market for $200 million, according to Larry Green, senior managing director of Cain Development, which is building the project with Vladislav Doronin’s OKO Group.

A rendering of the Aman Beverly Hills. Foster + Partners

Each penthouse spans 16,810 square feet indoors, with roughly another 14,265 square feet of outdoor space. There are two private pools and a rooftop terrace included.

Owners will look out over the Pacific, the Hollywood Hills and the downtown skyline, plus get the run of a 100,000-square-foot private club and the hotel’s spa, gym and dining rooms.

Condos have historically played second fiddle to sprawling mansions in LA’s luxury market, but a wave of branded residential towers is working to flip that script.

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Download The California Post App, follow us on social, and subscribe to our newsletters The residence spans half of the top two floors of a 28-story tower and offers 16,810 square feet of interior space plus roughly 14,265 square feet of outdoor space, including two private pools. Foster + Partners

Designed by Kerry Hills Architects, Aman Beverly Hills anchors One Beverly Hills, a $10 billion, 17.5-acre development near Rodeo Drive being built in partnership with Todd Boehly’s Eldridge Industries. 

More than $1 billion in condos across the project have already been reserved or put under contract since sales opened in early 2025, per Green. The first tower will hold 69 units total, with entry pricing at $20 million for a two-bedroom, 3,600-square-foot layout.

Other recent deals at the property include a $107 million agreement in June for an unfinished full-floor residence that Aman will custom-build, along with contracts for units at $46 million and $39.8 million.

Buyers in those transactions have also not been named. Every residence in the building comes with its own pool.

“We think $200 million for the penthouse is a great value,” Green told the Journal, adding that he and his partners see real demand for condos at this level, a category that has simply never existed in LA before now.

Larry Green of Cain Development said a mirroring penthouse is also listed for $200 million, calling the price “a great value” given the lack of comparable condos in the market. Courtesy of Aman

Not everyone is convinced the market will bear it. 

Michael Nourmand of Nourmand & Associates pointed out that LA remains a “horizontal culture” where buyers still gravitate toward private, wall-free indoor-outdoor living. 

While he thinks the Aman project could still break records, he called the $200 million figure “overly ambitious,” noting no single-family home in the area has ever sold for that much. The current mansion record belongs to the Warner Estate, which changed hands for $165 million in 2020 to Jeff Bezos.

Skepticism remains, however, with Michael Nourmand of Nourmand & Associates calling the figure “overly ambitious” and noting no single-family home in LA has ever sold for that much, with the current mansion record standing at $165 million. Foster + Partners

Cain and OKO are developing the site with Eldridge Industries, and the finished campus will link the Waldorf Astoria Beverly Hills to the Beverly Hilton, where the partners have opened a sales lounge for buyers. Construction is set to roll out in phases starting in 2028. 

“We’re not selling the dream on the outskirts of town,” Green said. “We are at the bull’s-eye.”

The project marks Aman’s flagship push into the US market, according to people close to the brand, which operates 36 properties worldwide. Doronin himself set a New York precedent in 2024, paying $135 million for a five-story penthouse at the Crown Building.

The broader LA condo market tells a different story. Sales volume dipped 1.3% in the second quarter of 2026 compared with a year earlier, and the median condo price fell 2.3% to $723,000, according to Sotheby’s International Realty figures.

The Aman towers (still under construction) anchor the $10 billion One Beverly Hills development, where more than $1 billion in condos have already sold or gone under contract since early 2025, even as the broader LA condo market shows signs of cooling, with sales volume and median prices both down year-over-year. Andy Johnstone for NY Post

Even so, Green said most buyers so far have been local. Beverly Hills sits outside the reach of LA’s mansion tax, and the looming threat of a California wealth tax is pushing some mansion owners to consider trading down to a condo they can leave empty for stretches of the year. 

“This is the type of home where you can really just lock it up and go,” Green told the outlet.

The bet mirrors a broader shift already playing out across the city, where hospitality names like Rosewood and Mandarin Oriental have found buyers willing to pay a premium for hotel-caliber service instead of the upkeep that comes with owning acres of land.