Sold
535 Playa sold on October 31, 2023 for $2,010,000, 0.5% above the $2,000,000 asking price after 2 days on the market. The buyer financed the purchase with a conventional loan. The details are below for reference.
535 Playa, Newport Beach, CA 92660
- 3 beds
- 3 baths
- 1,923 sq ft
- 2,418 sq ft lot
- Built 1971
Own 535 Playa? Request a free home valuation to see what it is worth today.
$2,010,000
Subdivision Bluffs Homes on the Bay
5 single-family homes sold in the past 12 months · median $2,100,000
The home
About 535 Playa
The views!!! Located in the highly desirable East Bluff Community is this 3-bedroom 2.5 bath townhome with an ideal split level floor plan. Enjoy the breathtaking views of the Back Bay and evening city lights from almost every room. This well-situated unit is a rare find with only one shared wall and a green belt separating the unit from the next building. The home was perfectly designed to maximize privacy while taking full advantage of the unobstructed views. Natural light accents the entry way which also offers direct access to the 2-car attached garage. Entertaining in this home is a breeze with an open floor plan and a wall of glass doors leading to the wrap around verandah. The living, dining and kitchen all offer sliding doors to this expansive outdoor living area. This sizeable space is perfect for morning coffee or relaxing with an evening aperitif while sharing the events of the day. A half guest bath is conveniently located and completes this main level. A short flight of stairs from the entry is a main hallway with 3 generous bedrooms. The primary suite is substantial with a vaulted ceiling, 3/4 bath, dual closets, and stunning views of the back bay. This oversized room opens onto a spacious terrace perfect for outdoor lounging or reading your favorite literature. A 2nd bedroom with wood floors also benefits from the unobstructed views and has direct access to this significant balcony. Bedroom 3 is versatile and could be used as an office with its double doors and deep closet. This special room features a built-in wall unit with shelves, cabinetry and a hidden murphy bed that is easily stored behind cabinet doors. The two-car attached garage offers laundry hookups, and direct access to the entry. Community amenities include pool, spa, outdoor cooking area, biking/hiking trails and more. The ideal location is close to schools, beaches, Fashion Island, fine dining, John Wayne airport and so much more. This is easy living in a truly remarkable setting.
Property details for 535 Playa
This 3-bedroom, 3-bath single-family home sits in the Bluffs Homes on the Bay neighborhood of Newport Beach in Orange County. It has 1,923 square feet of living space on a 2,418-square-foot lot. The home was built in 1971. The MLS record lists the assessor parcel number as 440-231-18. Highlights include Back Bay and panoramic views, a community pool, a fireplace, an attached two-car garage, and contemporary architecture.
Specifications
Home Details
General Features
- Property Type
- Single Family Residence
- MLS Number
- P1-15235
- Year Built
- 1971
- Living Area (sq ft)
- 1,923
- Living Area Source
- Public Records
- Lot Size (sq ft)
- 2,418
- Lot Size (acres)
- 0.0555
- Levels
- Multi Split
- Bedrooms
- 3
- Full Baths
- 1
- Half Baths
- 1
- Garage Spaces
- 2
- Parking Spaces
- 2
- View
- Back Bay, City Lights, Panoramic
- HOA Dues
- $350
- HOA Frequency
- Monthly
- HOA Name
- North Bluff Bay View Community
- Parcel Number
- 44023118
- On Market Date
- 2023-09-29
- Listing Terms
- Standard
Interior Features
- Interior Features
- Balcony, Tile Counters, All Bedrooms Up, Primary Suite
- Appliances
- Dishwasher, Electric Cooktop, Water To Refrigerator, Water Heater
- Flooring
- Laminate, Tile, Wood
- Heating
- Central
- Cooling
- None
- Fireplace
- Decorative, Gas Starter, Living Room
- Laundry
- Washer Hookup, Gas Dryer Hookup, In Garage
- Common Walls
- One Common Wall
Exterior Features
- Architectural Style
- Contemporary
- Roof
- Flat, Spanish Tile
- Construction
- Stucco
- Lot Features
- Cul De Sac, Front Yard, Greenbelt, Sprinklers In Front, Near Park
- Patio and Porch
- Patio, Tile, Wrap Around
- Parking
- Direct Access, Garage
- Fencing
- None
- Pool Features
- None, Association
- Spa
- None
- Sewer
- Public Sewer
- Water
- Public
- Utilities
- Electricity Connected, Natural Gas Available, Sewer Connected, Water Connected
- Faces
- South
Community Features
- Subdivision
- Bluffs Homes on the Bay
- Community Features
- Biking, Curbs, Park
- Association Amenities
- Maintenance Grounds, Barbecue, Pool
- Security
- Carbon Monoxide Detectors, Smoke Detectors
The record
Property History for 535 Playa
| Date | Event | Price | Note |
|---|---|---|---|
| Oct 31, 2023 | Sold | $2,010,000 | |
| Oct 4, 2023 | Status changed to Active Under Contract | From Active | |
| Sep 29, 2023 | Listed for sale | $2,000,000 |
No prior MLS sales on record for this home since 2012.
Added by Realatrends Real Estate
Flood, Fire and Earthquake Zones for 535 Playa
We looked up this home's map point in public government maps. These facts are not part of the MLS listing.
Hazard and noise zones
- Flood zone
Zone X, area of minimal flood hazard. Outside FEMA's Special Flood Hazard Area.
FEMA National Flood Hazard Layer, FIRM panel 06059C0288K effective March 21, 2019. Checked October 15, 2026.
- Fire hazard severity zone
Not in a fire hazard severity zone on the State Fire Marshal's map.
CAL FIRE, State Fire Marshal map for Local Responsibility Areas, March 24, 2025. Checked October 15, 2026.
- Earthquake fault zone
Outside the Alquist-Priolo Earthquake Fault Zones.
California Geological Survey, Earthquake Fault Zones. Checked October 15, 2026.
- Liquefaction zone
Outside the liquefaction zones.
California Geological Survey, Seismic Hazard Zones map, Tustin quadrangle, released January 17, 2001. Checked October 15, 2026.
- Landslide zone
Outside the earthquake-induced landslide zones.
California Geological Survey, Seismic Hazard Zones map, Tustin quadrangle, released January 17, 2001. Checked October 15, 2026.
- Tsunami hazard area
Outside the Tsunami Hazard Area on the State's evacuation planning map.
California Geological Survey and Cal OES, Tsunami Hazard Area map for Orange County (2021). Checked October 15, 2026.
- Airport noise
Outside John Wayne Airport's 60 dB CNEL noise contour, 0.3 miles from it.
Airport Land Use Commission for Orange County, Airport Environs Land Use Plan noise contours. Checked October 15, 2026.
Internet and charging
- Fixed internet
Cable: Spectrum, up to 1,000 Mbps, at 94 of 96 residential locations in this census block. Fixed wireless: GeoLinks, up to 1,000 Mbps, at 14 of 96.
FCC National Broadband Map, provider-reported data as of December 31, 2025, for census block 060590630044004, not for this address. Not endorsed by the FCC. Checked October 15, 2026.
- EV charging
Nearest public charger 0.6 miles away (ChargePoint, 2 Level 2 ports). 884 public charging ports within 3 miles.
U.S. Department of Energy, Alternative Fuels Data Center. Straight-line distance. Checked October 15, 2026.
These facts are for the listing's map point, which can sit off the lot. A zone line can also cross a lot, and agencies revise their maps. In cities, the fire zone line follows the State Fire Marshal's 2025 map; each city adopts its own map and may add areas. These lines are not a Natural Hazard Disclosure. Check the official maps and the seller's disclosures before you rely on them. Sources for the earthquake zone lines: Reproduced with permission, California Geological Survey, Webservice of Official Maps of Alquist-Priolo Earthquake Fault Zones (2025). Reproduced with permission, California Geological Survey, Webservice of Official Maps of Seismic Hazard Zones (2025).
Official maps
Next steps
Looking for something similar
535 Playa is no longer on the market, but comparable homes come up in Newport Beach regularly. We can tell you what this one actually closed at and set up alerts for listings that match it.
Selling near 535 Playa
Thinking of selling nearby? We bring current Bluffs Homes on the Bay sales data and a clear pricing strategy to every listing, backed by more than 700 closed sales and over $1B in Orange County volume. Start with a free home valuation, or reach out to talk through your options.
The neighborhood
About Newport Beach
Set along the Pacific in Orange County, Newport Beach surrounds Newport Harbor, where Balboa Island, Lido Isle, and the Balboa Peninsula frame one of California's largest recreational harbors. The city stretches from the Balboa and Newport piers to Corona del Mar and Fashion Island, within the Newport-Mesa Unified School District.
Bluffs Homes on the Bay home sales, past 12 months
- Homes sold
- 5
- Median price
- $2,100,000
- Median days on market
- 38
- Median per sq ft
- $1,096
Recorded MLS closings of single-family homes, Nov 4, 2025 to Nov 4, 2026. Days on market run from listing to going under contract.
Recent Bluffs Homes on the Bay sales
| Address | Closed | Price | Sq ft | Per sq ft | Days on market |
|---|---|---|---|---|---|
| 416 Onda | Jul 31, 2026 | $2,100,000 | 1,642 | $1,279 | 8 |
| 443 Vista Parada | Jul 13, 2026 | $1,900,000 | 1,862 | $1,020 | 85 |
| 2427 Vista Nobleza | Mar 5, 2026 | $3,224,200 | 2,720 | $1,185 | 50 |
| 2987 Quedada | Dec 19, 2025 | $2,800,000 | 2,555 | $1,096 | 38 |
| 2441 Vista Nobleza | Nov 19, 2025 | $2,050,000 | 2,003 | $1,023 | 3 |
See 4 homes for sale in Bluffs Homes on the Bay Newport Beach housing market
Schools
Schools for 535 Playa
As listed in the MLS record. Confirm attendance boundaries with the school district.
- Elementary
- Eastbluff
- High
- Corona Del Mar
Living in Newport Beach covers its schools, parks and beaches.
Nearby listings
Similar Homes for Sale in Newport Beach
Nearby sales
Recently Sold Near 535 Playa
Just listed
Newest Newport Beach Homes for Sale
Explore
Explore Newport Beach Real Estate
See every home for sale in Newport Beach, or search the full Orange County MLS on our live homes search. Questions about 535 Playa? Talk to Realatrends.
- Newport Beach Homes for Sale
- Bluffs Homes on the Bay Homes for Sale
- Newport Beach 92660 Homes for Sale
- Newport Beach Single-Family Homes for Sale
- Corona del Mar
- Newport Coast
- Balboa Peninsula & Island
- Newport Beach Waterfront Homes
- Newport Beach vs Newport Coast
- Beaches in Newport Beach
- Newport Beach Schools
- Newport Beach Selling a Home in Newport Beach
- Newport Beach Buying a Home in Newport Beach
- Newport Beach Open Houses
- Orange County Real Estate
Explore Orange County
Browse Homes by City
Listing alerts
Be first to see new Newport Beach listings
What criteria are you looking for?
New Newport Beach homes by email, often before they reach the big portals.
You are all set.
Listed by Jill Suarez of Engel & Volkers La Canada
Listing information updated Nov 1, 2023 at 3:12 PM PT. Source: CRMLS.
This information is for your personal, non-commercial use and may not be used for any purpose other than to identify prospective properties you may be interested in purchasing. The display of MLS data is usually deemed reliable but is NOT guaranteed accurate by the MLS. Buyers are responsible for verifying the accuracy of all information and should investigate the data themselves or retain appropriate professionals. Information from sources other than the Listing Agent may have been included in the MLS data. Unless otherwise specified in writing, the Broker/Agent has not and will not verify any information obtained from other sources. The Broker/Agent providing the information contained herein may or may not have been the Listing and/or Selling Agent.