$11,300,000
2212 Cliff Dr, Newport Beach, CA 92663
New Construction Ocean-View Modern Masterpiece on Cliff Drive
5 Bed · 5.5 Bath · 4,534 Sq Ft
Sit-down Pacific and Newport Harbor views from every level — turnkey luxury with ADU.
5
Beds
5.5
Baths
4,534
Sq Ft
2025
Built
0.13 acres
Lot
No enclosed garage listed; driveway and street parking
Garage
About 2212 Cliff Dr
Perched above Cliff Drive with unobstructed, sit-down views of the Pacific, Catalina Island and Newport Harbor, 2212 Cliff Drive is a rare new-construction residence that reads like a Manhattan loft reinterpreted for coastal Southern California. Completed in 2025, the home offers 4,534 square feet of thoughtfully layered living across three levels — each designed to maximize the dramatic water vistas.
The main level centers around a chef’s kitchen appointed with Wolf and Sub-Zero appliances, a generous island and sightlines into the living and dining spaces that open to ocean-view terraces. Two bedrooms on this floor (each with ensuite baths) provide immediate guest or multigenerational flexibility, while a dedicated ocean-view office offers a professional workspace with a view.
Ascend to the second level to find the serene primary suite with panoramic ocean sightlines from both bedroom and spa-like bath, an additional bedroom and bath, and a secondary living/media area that connects to the private ADU. The ADU includes a full kitchen and studio layout — ideal as a private guest suite, a dedicated office, in-law quarters or potential rental (subject to local regulations).
The third-floor loft delivers some of the best vantage points in Newport — an expansive deck and a loft with bath create an unforgettable entertainment and viewing platform for sunsets, boat parades, and evening harbor lights. Outdoor amenities include an integrated dry sauna and outdoor shower that enhance the property's wellness and coastal lifestyle appeal. Finishes are refined and restrained, using natural materials and soft tonal palettes to craft an elevated yet warm environment.
Walk to Lido Village and the restaurants along PCH, or hop in minutes to marinas and Fashion Island for shopping and services. This is a turnkey offering for buyers seeking a modern, maintenance-minimized coastal home with multiple living configurations and exceptional, panoramic ocean views.
Home Highlights
Property Features
Interior Features
- 5 bedrooms, 5.5 bathrooms
- Approximately 4,534 SF across three levels
- Chef’s kitchen with Wolf and Sub‑Zero appliances
- Multiple living and dining areas, secondary living/media space
- Ocean-view private office
- Third-floor loft with full bath
Exterior & Lot
- Sit-down panoramic ocean and harbor views
- Expansive ocean-view decks including large third-floor deck
- Outdoor shower and dry sauna
- Lot size approximately 5,625 SF (0.13 acres)
- Low-maintenance, contemporary coastal landscaping
Location & Neighborhood
- Cliff Drive / Newport Heights — premium coastal vantage point
- Walking distance to Lido Village and PCH restaurants
- Minutes from Newport Harbor boat facilities and Fashion Island
Walkability & Recreation
- Walkability Rating: 72/100
- Close access to coastal walking routes, marinas, and beach amenities
- Nearby parks and waterfront promenades for boating and active recreation
Neighborhood & Location
Newport Heights and the Cliff Drive corridor are characterized by elevated coastal lots with commanding vistas of the Pacific and Newport Harbor. The area blends quiet residential streets with easy access to high-quality dining and shopping on PCH and in nearby Lido Village. Neighbors include a mix of newly built contemporary homes and remodeled classic coastal properties. The neighborhood appeals to buyers seeking proximity to boating, beach culture and an upscale, walkable coastal lifestyle.
Market Insights
Newport Beach’s coastal inventory at the ultra-luxury level remains constrained; properties with true, unobstructed sit-down ocean views and new-construction finishes command a durable premium. Median sales across the broader Newport Beach market sit in the low millions, but the $10M+ segment behaves distinctly: fewer listings, slower transaction volume, and buyers who prioritize turnkey quality and location over small price concessions. In early 2026, the market shows modest appreciation and selective demand — well-marketed ocean-view new builds typically attract both local and out-of-state buyers quickly when priced competitively. For sellers, tailored private outreach to yachting communities, luxury brokers in LA and San Diego, and high-net-worth relocation channels will help surface qualified buyers; for buyers, the ADU and new-construction condition reduce near-term capital expenditures and provide lifestyle flexibility.
Nearby Schools
Newport Heights Elementary (Newport-Mesa USD)
Elementary · 0.6 mi
Ensign Middle School
Middle · 2.1 mi
Corona del Mar High School
High · 2.5 mi
Walkability & Recreation
Excellent coastal recreation access: nearby marinas, boardwalks, and beaches plus walking trails and parks within a few minutes.
Investment Highlights
- Sit-down ocean, Catalina Island and Newport Harbor views from multiple floors and decks
- Brand-new 2025 construction — minimal near-term capital expenditure
- Included ADU with full kitchen expands use cases (guest suite, office or income)
- High-end appliance package (Wolf, Sub-Zero) and wellness features (dry sauna, outdoor shower)
- Prime proximity to Lido Village, PCH dining, marinas and Fashion Island
Key Findings
- 4,534 total SF, 5 beds, 5.5 baths, built in 2025 (new construction).
- List price $11,300,000; price per SF approximately $2,492 (consistent with luxury ocean-view premium).
- No garage listed — verify on-site covered parking; driveway/street parking likely.
- ADU present with full kitchen — increases flexibility and value.
- Located in Newport Heights with direct coastal views; within walking distance to Lido Village.
Things to Consider
- High price point restricts buyer pool — may require tailored marketing to attract qualified buyers.
- Parking/garage configuration not clearly identified in listing data; confirm covered parking availability and on-site spaces.
- Coastal properties have heightened permitting and maintenance considerations (coastal zone regulations, corrosion, seawall/erosion if applicable).
Opportunity Analysis
Acquire a turnkey, new-construction ocean-view residence in a low-inventory Newport Beach submarket where unobstructed views and ADU flexibility can command a premium. Target wealthy owner-occupiers or second-home buyers seeking immediate coastal lifestyle and minimal near-term capex.
Potential Use Scenarios
- Market heavily to coastal luxury buyer networks and out-of-state high-net-worth prospects (yachting/tech/finance buyers).
- Highlight ADU as value-add (guest/income/office) in marketing materials.
- Confirm and document parking and permitting to remove buyer friction.
- Price competitively within $10.5M–$12.5M range; consider softening if days-on-market lengthens.
Risk Factors
- Limited buyer pool at this price band and sensitivity to interest rates and luxury transaction liquidity.
- Coastal maintenance and insurance costs (wind, salt corrosion, coastal permitting) may deter some buyers.
- If parking or coastal permit records are incomplete, potential for delays or renegotiation.
Buyers should conduct independent due diligence before making any purchase decisions.
AI Valuation Estimate
Low
$10500K
Midpoint
$11500K
High
$12500K
$2492/SF estimated price per square foot
Estimate anchored to the current list price ($11.3M) and AVM ($11.25M), adjusted by knowledge of Newport Beach luxury coastal market, new-construction premium, and size (4,534 SF). Range reflects local variability in recent high-end coastal sales and buyer sensitivity at this price band.
As of 2026-03-13
This is a computer-generated estimate for informational purposes only and is not an appraisal or professional valuation.
Market & Area Data
Market Trends
Demographics
Affluent coastal neighborhood with stable demographics; strong demand for premium coastal properties though transaction velocity is limited at high price tiers.
Nearby Points of Interest
- Lido Marina Village (≈1.0 mi)
- Fashion Island (≈2.0 mi)
Walking distance to restaurants on PCH and Lido Village, minutes to Newport Harbor access, Balboa and Newport Beach waterfront attractions, and regional shopping at Fashion Island.
School District
Market data is based on aggregated public records and may not reflect real-time conditions.
Property Details
Building Details
Lot & Site
Utilities
Zoning & Land Use
Allowed Uses
Tax & Sale History
Tax Assessment
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