The Flats: Beverly Hills’ urban luxury core

The Beverly Hills Flats: where timeless elegance meets the energy of a world-class real estate market.

Set between Sunset and Santa Monica Boulevards, the Flats defines the architectural and geographic heart of Beverly Hills, CA. This is the Beverly Hills most often captured on screen—broad, palm-lined avenues, stately estates on oversized lots, and close proximity to world-renowned retail, dining, and cultural landmarks.

But there’s more to this neighborhood than what meets the eye. Read on to explore its architectural highlights, market insights, and what makes The Flats a lasting pillar of Beverly Hills luxury real estate.

WHAT DEFINES THE FLATS?

In The Flats, space and style go hand in hand.

The Flats stands out for the way its location, architecture, and layout work in harmony. Its pedestrian-friendly streets and architectural diversity create a residential pocket that feels refined without being overtly showy. Here’s what gives The Flats its distinct identity.

Where it sits

The Flats is centrally located between Sunset Boulevard to the north and Santa Monica Boulevard to the south. That puts it just minutes from major landmarks like the Beverly Hills Hotel, Greystone Mansion, and the Golden Triangle. Whether you’re stepping out to dine, shop or take a morning walk, everything you need is close by.

This is one of the few neighborhoods in Beverly Hills that offers true walkability while maintaining a quiet, residential atmosphere. That balance—urban access with estate-scale living—is part of what makes the real estate here so enduring.

The streetscape

What makes The Flats instantly recognizable is its layout: flat, wide streets bordered by manicured hedges, mature trees, and generously set-back homes. Gated entries and long driveways add to the sense of space, scale, and discretion.

There’s no single architectural style here either. Spanish Colonial, Georgian, and Tudor Revival homes coexist with contemporary custom builds, many of them designed with clean lines and modern detailing. This architectural range gives the neighborhood a timeless quality that reflects both heritage and evolution.

The residents

The Flats appeals to long-established Beverly Hills families and newer homeowners alike. Its residents include entertainment professionals, business executives, and international buyers, many of whom split their time between multiple residences. While some live here full-time, others are seasonal homeowners or investors who recognize the long-term value of owning a home here.

What unites them is an appreciation for the neighborhood’s character, privacy, and permanence—qualities that are increasingly rare, even in luxury real estate markets.

The rhythm

The Flats feels calm and residential, but never isolated. You’ll see residents walking dogs, pushing strollers, jogging before breakfast, or heading to nearby cafés. Its terrain is perfect for daily strolls, and many homes are within walking distance of schools, parks, and some of the best Beverly Hills shops and retail streets in Los Angeles County.

It’s a neighborhood that supports a polished, comfortable rhythm of daily life without drawing attention to itself. That understated confidence is part of what makes it so appealing.

REAL ESTATE TRENDS IN THE FLATS, BEVERLY HILLS, CA

In The Flats, demand continues to exceed supply, and property values reflect the stability and exclusivity that define this corner of the city. Each listing is distinguished by its design, provenance, or location, appealing to buyers who value both substance and discretion.

Property types and styles

Homes in The Flats are almost entirely single-family estates set on generous lots—most measuring between 10,000 and 30,000 sq. ft.,—to accommodate sizable homes, pool gardens, and often guest or service structures.

Architecturally, there’s a striking mix. Some homes date back to the 1920s and 1930s, often built in Spanish Colonial, Tudor, or Mediterranean Revival styles. Others are the result of full-scale renovations or ground-up new construction, featuring modern lines, smart home systems, and indoor-outdoor layouts. That variety allows buyers to find properties with architectural character and cutting-edge design.

Market activity and pricing

As of mid-2025, average home values in The Flats, Beverly Hills, CA hover just under $9.0 million—a figure well above the broader Beverly Hills median, which falls in the range of $3.5 million. While public data indicates a slight year-over-year dip (approximately 5%), market activity remains brisk, particularly for homes with historical architecture or exceptional design. Listings priced competitively often enter escrow swiftly.

Insights for discerning buyers:

• Enduring value: In an upscale market where rarity is the ultimate luxury, The Flats offers long-term value, especially in estates with provenance or thoughtfully modernized interiors.
• Buyer profile: The neighborhood’s appeal spans legacy homeowners, international buyers, and privacy-seeking executives. They’re drawn to The Flats because of its architectural legacy, unobtrusive exclusivity, and certain alignments with their lifestyle.
• Resale strength: Whether restoring a historic estate or constructing a new architectural statement, investments in The Flats tend to retain value thanks to its walkable location, sense of scale, and enduring design character.

LIVING THE BEVERLY HILLS LIFESTYLE IN THE FLATS

Walkability and everyday access

Though known for its privacy and estate-scale lots, The Flats is unusually convenient by Beverly Hills standards. Sidewalk-lined streets make it easy to enjoy a morning walk, bike ride, or jog through quiet, tree-shaded avenues. The neighborhood’s grid layout makes for intuitive navigation, and its location—just minutes from Wilshire and Sunset Boulevards—offers easy access to LAX, Century City, or West Hollywood.

Just blocks away, residents can easily access daily essentials, from groceries at Pavilions on Santa Monica Boulevard to top-rated pharmacies, dry cleaners, and boutique fitness destinations. For families, Roxbury Park offers tennis courts, sports fields, a playground, and open green space ideal for weekend picnics or low-key afternoons.

Dining, retail, and local highlights

The crown jewel of Beverly Hills shopping, Rodeo Drive is just minutes from The Flats.

The Flats sits just north of the most popular Beverly Hills shops, where luxury retail and dining converge. Rodeo Drive is minutes away, featuring brands like Gucci, Louis Vuitton, and Cartier. Canon Drive offers a range of upscale dining, from Spago’s celebrated California cuisine to Wally’s fine wine and cheese selection. On Beverly Drive, Mastro’s Steakhouse remains a staple for classic fine dining, while casual options like Urth Caffé provide a laid-back setting for morning coffee or lunch meetings.

Independent galleries and specialty shops add to the area’s variety, with cultural venues such as the Wallis Annenberg Center for the Performing Arts nearby. Living in The Flats puts all of this within reach, often without ever needing to start the car.

Schools and wellness

The Flats is part of the Beverly Hills Unified School District, which includes El Rodeo School, Hawthorne Elementary, and Beverly Hills High. There are also private school options nearby, making the area flexible for different family needs.

Wellness is part of the area’s infrastructure. Gyms, reformer pilates studios, health-focused grocers, and skincare clinics are all nearby. Residents don’t need to leave the neighborhood for daily care and routine maintenance.

ARCHITECTURE AND DESIGN TRENDS

The Flats offers a clear view of how Beverly Hills architecture has changed over time. Historic estates sit beside newly built homes, each reflecting the design values of their era. This balance between preservation and progress is part of what keeps the neighborhood relevant for the long-term owners and new buyers alike.

Architecture through the decades

Much of The Flats, Beverly Hills, CA was developed during the 1920s and 1930s, when the area began attracting studio executives, silent film stars, and East Coast titans of industry. Many of the homes built during this period remain remarkably intact, offering architectural continuity in a city known for reinvention.

Spanish Colonial Revival was especially prevalent in early construction, with their signature elements like stucco walls, low-pitched red-tile roofs, and wrought-iron balconies. Apart from being tied to Southern California history, this style was found to be well-suited to the local climate. Eventually, Georgian architecture became popular, conveying East Coast sophistication. Tudor homes, too, made their mark: steeply pitched rooflines, half-timber framing, and leaded glass windows helped lend The Flats an Old World gravitas.

Modern design and outdoor living

Today, new construction in The Flats leans contemporary—open layouts, floor-to-ceiling glass, and seamless transitions to the outdoors. Interiors favor minimalism with imported stone, smart home systems, and gallery-style volumes. Outside, resort-style amenities take priority: zero-edge pools, outdoor kitchens, and covered loggias are common. Landscaping often balances privacy and curb appeal, using layered hedging and mature trees to soften the street view.

Technology and sustainability have become key features. Most new builds in Beverly Hills luxury real estate now integrate full-home automation, energy-efficient systems, and drought-conscious landscaping—especially important in Southern California’s climate.

Despite the architectural variety, one constant remains: a sense of presence. Homes here—whether historic or newly built—convey quiet authority through scale, craftsmanship, and a polished façade.

Homes in The Flats blend contemporary elegance with enduring appeal.

THE FUTURE OF THE FLATS

The Flats continues to evolve, but its core appeal remains unchanged: enduring value, architectural integrity, and prestige rooted in location. These factors, combined with thoughtful zoning and design-forward construction, point to a future that honors the past while meeting the expectations and demands of today’s luxury buyers.

1. Market growth and demand

   The Flats remains one of the most competitive neighborhoods in Beverly Hills luxury real estate. Its combination of generous lot sizes, central location, and established reputation makes it a magnet for buyers in any cycle. Furthermore, homes here appreciate faster than comparable properties across Los Angeles due to scarcity and reputation.

2. Limited inventory keeps listings exclusive

Whether it’s a classic estate or a newly built showpiece, each listing in The Flats stands out. Properties don’t come up often, and when they do, they tend to draw strong interest. Well-maintained historic homes attract restoration-minded buyers, while modern builds appeal to those seeking turnkey living. Either way, competitive bidding is common.

3. Zoning protects scale and character

Strict regulations limit building heights, control setbacks, and preserve the open, landscaped streets that define the neighborhood. This ensures architectural harmony and prevents overdevelopment. Most renovations work within existing footprints, maintaining a sense of proportion that’s become synonymous with The Flats, Beverly Hills, CA.

4. New construction embraces smart, sustainable design

Recent builds and major renovations in The Flats increasingly incorporated sustainability features. Energy-efficient systems, LED lighting, and enhanced insulation are now common in high-end construction. Many homes are designed with solar panel readiness, and drought-tolerant landscaping is replacing water-intensive lawns to meet environmental standards without sacrificing curb appeal.

Smart home technology has also become standard. Owners can control lighting, climate, security, and irrigation from mobile devices, integrating convenience with energy management. These systems appeal to buyers who expect both luxury and efficiency in a property.

A LEGACY NEIGHBORHOOD WITH LASTING VALUE

The Flats continues to represent the core of classic Beverly Hills living, where timeless architecture, privacy, and prestige intersect. And as the market evolves, it remains remarkably consistent in what it offers: grand lots, an unbeatable location, and a lifestyle that balances serenity with sophistication.

As someone who has presented exceptional properties across Beverly Hills for decades, I can say with confidence: The Flats is a neighborhood that continues to reward thoughtful investment. If you’re considering buying or selling in Beverly Hills luxury real estate, I would be honored to offer my insight.

Let’s talk about what’s possible. Call me, Joyce Rey, at 310.291.6646 or email me today to begin your search with a knowledgeable luxury realtor who knows this market inside and out.