CompCasa Property Analysis · single_family

6 Mystique

Front‑Row Crystal Cove Oceanfront Estate — 11,095 SF, 6 Beds

Spectacular Pacific, Catalina & Palos Verdes panoramas in gated Crystal Cove

6 beds8 baths11,095 sq ftBuilt 20130.41 acresSubterranean showroom-style garage (multiple-car capacity)
CompCasa valuation analysis
Estimated market value
$65,000,000
Low $60,000,000 · Midpoint $65,000,000 · High $70,000,000
Confidence70%Sales comparison approach
CompCasa estimate$65,000,000Mar 13, 2026
$60,000,000$65,000,000 midpoint$70,000,000
Price / sq ft$5858
Median sale price$3,200,000
Avg days on market45 days
Inventory2.5 months

Estimate anchored to the active list price of $65,000,000 with a ±~8–15% range reflecting trophy coastal inventory, limited comps, and current Orange County luxury market dynamics. No live comparable sale search performed; use as directional guidance only.

About the property

Front‑Row Crystal Cove Oceanfront Estate — 11,095 SF, 6 Beds

This is a rare front‑row expression of coastal luxury in Crystal Cove — a composition of architecture, craftsmanship and cinematic ocean panorama. Enter through a private drive into a design-centered courtyard that organizes the home around light, air and horizon. The residence spans ~11,095 square feet and is arranged for both grand entertaining and lived-in comfort: a formal living and dining sequence, an entertainer’s kitchen with professional-grade appointments, an onyx bar, a glass‑enclosed wine cellar, and a cinematic theater for private screenings.

Six ensuite bedrooms provide exceptional privacy for family or guests, while a dedicated executive office and a resort-caliber gym support modern lifestyle needs. Walls of sliding glass and expansive terraces frame panoramic western exposures — Catalina Island, the whitewater coastline rolling to Palos Verdes and large swaths of ocean that create a constantly changing living painting. Outdoors, a sculptural infinity pool and spa with cascading water and integrated fire features define a private resort experience; multiple loggias and terraces adapt to seasonal entertaining and quiet evenings.

A standout amenity is the subterranean showroom garage — designed for collectors and car enthusiasts — providing secure, temperature-controlled storage and dramatic reveal for vehicles. Meticulous millwork, polished stone floors, bespoke powder rooms and finely detailed fixtures run through the home, signaling quality at every scale. Built in 2013 and thoughtfully executed, the property presents as a turnkey trophy estate.

Located inside the guard‑gated Crystal Cove community, residents enjoy on-site tennis courts, a lap pool and fitness center, parks and direct beach access. Proximity to Pelican Hill Resort & Golf, Fashion Island and Lido Marina Village places premier dining, shopping and recreation minutes away, with John Wayne Airport roughly 15 minutes by car. This is an offering for the buyer seeking an uncompromised coastal lifestyle with privacy, amenity and world-class views.

Property details

A 2013 coastal contemporary on 0.41 acres.

Building

Year built2013
ConstructionConcrete/Steel With High End Finishes (Assumed Based On Building Description)
RoofFlat/Low Slope (Modern Coastal Profile)
Heatinglikely central HVAC and radiant (not specified in scraped data)
Coolinglikely central air conditioning (not specified in scraped data)

Site & utilities

Lot size0.41 acres
GarageSubterranean showroom-style garage (multiple-car capacity)
Stories2
ConditionExcellent
BasementPartial (Subterranean Garage/Showroom Level)
FireplaceYes
Improvement notesLuxury finishes throughout: polished stone, custom millwork, glass-enclosed wine cellar, onyx bar, subterranean garage, resort-style exterior features.
Lot area17,868 sq ft
TopographyLevel
FrontageFront-row parcel on Mystique Boulevard with direct ocean-facing exposure and unobstructed western views.
ParkingSubterranean Showroom Garage And Driveway
Parking spaces8
Parking notesShowroom-style subterranean garage referenced in the listing; additional surface parking on private drive.
AccessWithin the guard-gated Crystal Cove community; private drive and secure entry.
WaterMunicipal (City Of Newport Beach)
SewerMunicipal
ElectricMunicipal/SDG&E Or Local Utility
GasNatural Gas (Typical For Area)
Location & nearby

Crystal Cove / Newport Coast

Researched nearby locations

Pelican Hill Resort & Golf (≈ 2 miles)
Fashion Island (≈ 8 miles)

Location

6 Mystique, Newport Coast, CA 92657

View in Google Maps
Editorial neighborhood context

Crystal Cove in Newport Coast is an exclusive, guard‑gated enclave of high-end single‑family residences perched above the Pacific. The neighborhood combines private coastal living with proximity to Pelican Hill, fashion-forward retail and marina villages. Streets are quiet and landscaped, with an emphasis on privacy, views and access to coastal trails and beaches. The community attracts buyers seeking both privacy and convenience to Orange County’s top amenities.

Nearby access summary

Outstanding coastal recreation access — direct community beach access, coastal trails, Pelican Hill golf nearby and on-site tennis and lap pool within Crystal Cove.

ElementaryNewport Coast Elementary (approx. 2-3 mi) — rating 9/10 (moderate confidence)
Middle schoolEnsign Intermediate School (approx. 4-6 mi) — rating 8/10 (moderate confidence)
High schoolCorona del Mar High School (approx. 5-8 mi) — rating 9/10 (moderate confidence)
School districtNewport-Mesa Unified School District (area served by Newport Beach schools; confirm exact boundary)
Market context

A factual market snapshot around 6 Mystique.

Median sale price$3,200,000
Avg days on market45 days
Inventory2.5 months
1-year appreciation400.0%
5-year appreciation2000.0%
Editorial market perspective

Newport Coast sits at the top tier of Orange County’s coastal real estate market. Inventory for turnkey, oceanfront trophy homes is limited — properties that combine front-row ocean exposure with modern amenity suites attract a selective, financially qualified buyer set. Over the last year the broader area has shown moderate appreciation and low months of inventory; however, assets at this price point trade less frequently and require patient, global marketing. For sellers: well-executed luxury marketing and private outreach typically achieve the best results. For buyers: this is opportunity to secure one of the most aspirational positions on the Newport Coast shoreline.

Zoning & land use

Single-family residential, front-row ocean parcels within Crystal Cove planned community — likely subject to PD (planned development) standards and community design guidelines.

Zoning

Zoning codeR1 / Planned Development (likely PD-R or R-1 equivalent)
DescriptionSingle-family residential, front-row ocean parcels within Crystal Cove planned community — likely subject to PD (planned development) standards and community design guidelines.
JurisdictionCity of Newport Beach
Current useResidential
SetbacksSubject to PD and Coastal Commission setbacks where applicable for bluff/shoreline parcels; verify exact setbacks with city planning.

Research-indicated uses

  • Single Family Residential
  • Accessory Structures Per PD
  • Uses Subject To Conditional Approvals (E.G., Patios, Pool Houses, Etc.)
Verify with the jurisdiction: Zoning, setbacks, and allowed-use summaries are research indicators—not legal advice or a determination that a specific use is permitted.
Research findings & due diligence

What the research supports — and what is still worth verifying.

Key findings

  • List price anchors at **$65,000,000**; price/sf ~ **$5,858**.
  • Lot size ~ **17,868 SF (0.41 acres)** — rare front‑row ocean parcel in Newport Coast.
  • Built in **2013** and presented in excellent condition with premium finishes.
  • Trophy asset appeals to niche pool of qualified buyers; expect extended marketing period for top offers.
  • HOA fees reportedly not required; property lies within a gated community with community amenities.
Highlights & features

What stands out about this property.

Interior Features

  • Approximately 11,095 SF of finished living space
  • Six ensuite bedrooms and eight bathrooms
  • Cinematic theater and resort-style gym
  • Onyx bar and glass-enclosed wine cellar
  • Central open-air courtyard and multiple formal entertaining rooms

Exterior & Lot

  • Front-row ocean-facing 17,868 SF homesite
  • Sculptural infinity pool, spa, water and fire features
  • Expansive terraces and loggias with panoramic western exposure
  • Subterranean showroom-style garage for multiple vehicles
  • Private drive within guard-gated Crystal Cove community

Location & Neighborhood

  • Located in guard-gated Crystal Cove, Newport Coast
  • Direct beach access within community
  • Near Pelican Hill Resort & Tom Fazio golf course (≈2 mi)
  • Short drive to Fashion Island and Lido Marina Village
  • Approximately 15 minutes to John Wayne Airport

Walkability & Recreation

  • Walkability Rating: 28/100
  • Close access to beaches, coastal trails and neighborhood parks
  • Community tennis courts and lap pool
  • Easy access to upscale shopping and marina recreation
Research transparency

Sources & research confidence.

See where the property research came from and how confidence varies by field.

View sources & confidence
1
Redfin scraped listingView source
Important: This analysis is AI-assisted using pre-scraped listing data and model knowledge. It is not a formal appraisal. Verify all critical facts before making decisions.