Los Angeles Hotel Residences

What are hotel residences in Los Angeles?

Hotel residences are privately owned condominiums attached to, or operated under the name of, a luxury hotel brand. You hold fee title to your home. A services agreement with the hotel operator delivers the doorman, concierge, valet, housekeeping, and in several LA buildings room service. The category is also called branded residences, and in Los Angeles it is concentrated in a small number of buildings across Downtown, Beverly Hills, Beverly Grove, Century City, and the Sunset Strip.

The proposition is straightforward: you are buying a service model, not just square footage. What you cannot replicate in a standard condo, and cannot buy in a single-family house without staffing it yourself, is a trained hospitality team on site every hour of the day, a lobby that screens visitors, and house rules enforced by an operator whose brand is on the door. Buyers who split time between cities, who travel heavily, or who want a lock-and-leave second home in Los Angeles gravitate here for that reason.

Browse the current listings below, or contact The Knight Group directly. This is a thin, opaque submarket where a handful of buildings account for nearly all the inventory, and the useful information is rarely in the public listing.

Which hotel-branded residences actually exist in Los Angeles?

Fewer than a dozen buildings. Los Angeles is a large luxury market with a small branded-residence supply, and that scarcity drives most of the pricing behavior in the category.

The Ritz-Carlton Residences at L.A. LIVE at 900 W. Olympic Boulevard is the Downtown anchor. Building records compiled by RubyHome and Highrises show 224 residences completed in 2010, on the upper floors of the 54-story tower that also holds the Ritz-Carlton and JW Marriott hotels. Residents draw on hotel services including room service, valet, and a dedicated residential concierge, plus owner-only amenities on the sky lobby level. It sits in South Park, steps from Crypto.com Arena.

Four Seasons Private Residences Los Angeles at 9000 West Third Street, on the Beverly Grove side of the Beverly Hills line, holds 59 residences in a 12-story building completed in 2021, per Four Seasons and Urbanize LA. Interiors are by Martyn Lawrence Bullard. The building is adjacent to the Four Seasons Hotel Los Angeles at Beverly Hills and includes an IMAX Private Theatre, a pool deck with cabanas, and private garages with direct elevator access.

Mandarin Oriental Residences Beverly Hills at 9200 Wilshire Boulevard is a seven-story, 54-residence building completed in 2021 by developer SHVO, with architecture by MVE & Partners and interiors by 1508 London. It carries roughly 12,000 square feet of rooftop amenity space, a residents-only spa, a private porte-cochere with valet, and Boulud Privé, Daniel Boulud’s private dining concept.

The Sun Rose Residences at 8420 Sunset Boulevard in West Hollywood is the former Pendry Residences. The 40-unit building was completed in 2021; the adjoining hotel at 8430 Sunset rebranded as The Sun Rose West Hollywood, and The Real Deal reported in February 2026 that the residences resumed sales under the new name with the final dozen homes returning to market on February 20, 2026, priced from $4.3 million. The same reporting notes the building set a record under its prior name: Terrace Estate Penthouse 902, roughly 3,500 square feet, traded at $14 million in 2023, about $4,005 per square foot, the priciest condominium sale in Los Angeles County that year.

The Maybourne Residences at 225 North Canon Drive in Beverly Hills, formerly the Montage Residences, are 20 homes on the top three floors of the hotel, in a building completed in 2008. It is the smallest and most closely held of the established properties.

The Residences at The West Hollywood EDITION at 9040 Sunset Boulevard hold 20 homes above the hotel in a 14-story building completed in 2018, designed by John Pawson.

Century Plaza in Century City is two products under one roof. The Fairmont Century Plaza Residences at 2025 Avenue of the Stars are 63 homes integrated into the restored hotel tower, with interiors by Yabu Pushelberg. Alongside them, Park Elm at Century Plaza at 211 Elm Court delivered 286 condominiums in two Pei Cobb Freed towers that opened in 2021, sharing the site’s amenity program and hotel adjacency.

What are you actually buying beyond the unit itself?

Three things, and they are worth separating. The first is the physical home. The second is access to hotel services, which in some buildings is bundled into HOA dues and in others is a la carte at posted hotel rates. The third is the brand license, which the developer or the association pays for and which is not permanent by contract in every case.

Read the third one carefully. The Sun Rose is the local proof: a building sold as Pendry Residences in 2021 carried a different name by 2026 after an ownership change and a hotel rebrand. Beverly Hills saw the same thing at 225 North Canon when Montage became Maybourne. Owners kept title and views in both cases, and the replacement operator was a credible luxury name each time, but a buyer who paid a premium specifically for a badge should understand that badges can be reassigned.

Ask, before you write an offer, whether the services agreement between the association and the hotel operator has a term, what happens at expiration, what the operator can charge for, and whether the association can terminate. That document is more consequential than the finishes.

Do branded residences really sell for more than comparable condos?

Yes, and the premium is measurable. Savills reported that branded residences carried an average premium of roughly 33 percent over comparable non-branded product globally in 2024, unchanged from the prior year. The same research breaks the number down by market type: about 30 percent in urban markets and about 39 percent in resort markets, but only about 24 percent in established global cities, where branded product competes against a deep supply of other high-end housing.

Los Angeles is a global city by that definition, so expect the lower end of that band rather than the headline number. You are paying a premium for service, security, and scarcity. You are not paying it for square footage, and in most of these buildings you will pay more per foot than for a comparable non-branded condominium a few blocks away.

Why are HOA dues higher in hotel residences?

Because the association is buying labor, not just landscaping. A standard condominium association funds maintenance, insurance, reserves, and a management company. A hotel-residence association funds all of that plus a share of a staffed hospitality operation: front desk coverage, concierge, valet, security, and in several LA buildings porter and housekeeping availability.

We do not publish dues figures here because they change with budgets and vary by unit size within the same building. Get the current budget, the reserve study, and the last two years of assessments before you commit. California’s Davis-Stirling Common Interest Development Act governs these associations and the disclosures you receive in escrow, so the documents exist. Read them rather than rely on a listing summary.

Two line items deserve extra attention: the master insurance policy, whose cost has moved sharply across California condominium associations, and any brand or license fee the association pays. Ask whether the second one exists and how it is allocated.

Can you rent out a hotel residence short term?

Usually not the way buyers assume. The presence of a hotel next door does not mean your unit joins the hotel’s rental pool. Most Los Angeles branded residences are structured as ordinary residential condominiums with restrictive rental provisions in the CC&Rs, not as condo-hotels with nightly rental programs.

Layer on the municipal rules. Within the City of Los Angeles, the Home-Sharing Ordinance, effective November 1, 2019, limits short-term rental to a host’s registered primary residence, capped at 120 days per calendar year absent an Extended Home-Sharing approval. That reaches Downtown and Beverly Grove addresses. Beverly Hills and West Hollywood set their own, generally restrictive, rules on transient occupancy. Either way, the association’s CC&Rs can be stricter than the city, and frequently are.

If income is part of your thesis, verify it in writing before you remove contingencies. Ask for the rental provisions in the CC&Rs, the minimum lease term, and whether any hotel rental program exists at all. Assume a 12-month minimum lease until a document tells you otherwise.

How does financing work on a hotel residence?

This is the most common place these deals get complicated. Fannie Mae and Freddie Mac classify true condo-hotel projects as ineligible, alongside timeshares, because a project with transient occupancy, front-desk check-in, housekeeping, and nightly booking reads as commercial rather than residential. That designation is about the project, not the borrower.

Most of the LA buildings named above are residential condominiums with hotel service agreements rather than condo-hotels, so agency financing is often available. Often is not always. Projects can also land on the ineligible list for reasons unrelated to hospitality: insufficient master insurance, deferred maintenance or critical repair findings, active litigation, or a high percentage of commercial space. Mixed-use towers with hotel and retail components are more exposed to that last test than a garden-style building is.

Run the project through a lender who does portfolio and jumbo work in these specific buildings, and do it before you write an offer. Many transactions at these price points are all cash or portfolio-financed by a private bank against a broader relationship. If you are financing conventionally, get the project reviewed early.

Which Los Angeles neighborhoods hold this inventory?

Five submarkets, each with a different character.

Downtown, South Park. The Ritz-Carlton Residences at L.A. LIVE. Entertainment-district location next to Crypto.com Arena and the Convention Center, and the lowest per-foot pricing among the branded buildings. Downtown’s office and retail cycle since 2020 has been the weakest of the five, and that has affected condominium values across the district, not just this tower.

Beverly Hills. Mandarin Oriental Residences on Wilshire, The Maybourne Residences on North Canon, and Rosewood Residences on South Santa Monica Boulevard. Golden Triangle walkability, Beverly Hills Unified attendance, and the deepest resale demand from international buyers.

Beverly Grove. Four Seasons Private Residences at Third and Doheny, technically inside the City of Los Angeles rather than Beverly Hills. That line is a tax line. See the tax section below.

Century City. Fairmont Century Plaza Residences and Park Elm at Century Plaza. Purpose-built vertical density, a large amenity deck, and immediate access to Century City’s office core, Westfield Century City, and the Metro D Line extension.

Sunset Strip, West Hollywood. The Sun Rose Residences and The Residences at The West Hollywood EDITION. The smallest unit counts, the strongest per-foot records in the category, and a nightlife environment that some buyers want and others will not tolerate. Tour these at 10 p.m. on a Friday before you decide.

What taxes apply when you buy or sell one of these?

Location inside or outside City of Los Angeles limits is the single largest tax variable in this category, and several of these buildings sit within walking distance of the boundary.

Measure ULA, the City of Los Angeles transfer tax approved by voters in 2022, applies only to property within City of Los Angeles limits. Per the annual inflation adjustment, the rate structure effective July 1, 2025 was 4 percent on transfers from $5.3 million to $10.6 million and 5.5 percent at $10.6 million and above. For transactions closing after June 30, 2026, those thresholds rise to $5.4 million and $10.9 million respectively, with the same 4 percent and 5.5 percent rates.

Beverly Hills and West Hollywood are separate cities and are not subject to Measure ULA. Sales there carry the Los Angeles County documentary transfer tax, which is $1.10 per $1,000 of value, plus West Hollywood’s own municipal transfer tax where applicable. On an $8 million sale, that difference is a seven-figure line item. It does not make Beverly Hills the right answer for every buyer, but any seller pro forma that ignores it is wrong.

Property tax follows Proposition 13: assessed value resets to your purchase price at transfer, at a base rate of 1 percent plus voter-approved local assessments. The bill after transfer is frequently several times what the seller was paying. Model the post-transfer number, not the current one.

What is coming next in the Los Angeles pipeline?

Three developments are reshaping the top of this category.

One Beverly Hills is the largest. The 17.5-acre site between Wilshire and Santa Monica Boulevards, which incorporates the existing Beverly Hilton and Waldorf Astoria Beverly Hills hotels, is being developed with an Aman hotel, Aman branded residences, and two condominium towers designed by Foster + Partners, alongside roughly 10 acres of publicly accessible botanical gardens. Per the City of Beverly Hills and developer Cain International, both residential towers were in vertical construction as of mid-2026, with phased delivery of the first Aman Residences expected in late 2027 and overall completion anticipated in 2028.

Rosewood Residences Beverly Hills opened as Rosewood’s first standalone, residences-only project, a collection of 17 homes designed by Thomas Juul-Hansen on South Santa Monica Boulevard at the former Friars Club site. It is the clearest signal of where the category is heading: brand and service without an attached hotel.

The Sun Rose Residences relaunch returned a dozen finished Sunset Strip homes to the market in February 2026, the largest single block of new branded inventory to hit West Hollywood in several years.

The supply picture through 2028 is additive but small. Nothing in the pipeline changes the structural fact that this is a scarce category in a very large luxury market.

Who is the wrong buyer for a hotel residence?

Naming this saves people money. If you are buying for appreciation and intend to sell inside three years, the entry premium plus transfer costs make the math difficult. If you want to renovate aggressively, expect design review, work-hour restrictions, and elevator scheduling a single-family owner never confronts. If you want short-term rental income, re-read the rental section. If dues sensitivity is high, understand that a service-heavy association can and will raise assessments, and that you cannot opt out of services you do not use.

The right buyer values the operation: lock-and-leave owners, bi-coastal and international buyers, people who want a Los Angeles base without a staff, and owners who want a controlled lobby. For that buyer, the premium is rational and the resale market is real.

Frequently asked questions about Los Angeles hotel residences

Do hotel residence owners get hotel privileges?

It varies by building and it is contractual, not automatic. Some buildings extend room service, housekeeping, spa and pool access, and restaurant privileges to owners. Fairmont Century Plaza residents, for example, receive hotel service access and Fairmont President’s Club membership. Others limit owners to a defined menu at posted rates. Get the services agreement.

Are these condominiums or something else?

The Los Angeles properties named above are condominiums. You take fee title to a unit and an undivided interest in common areas, governed by CC&Rs under California’s Davis-Stirling Act. That is different from a fractional interest or a timeshare, and different from a true condo-hotel where units cycle through a nightly rental program.

Can I finance a hotel residence with a conventional loan?

Sometimes. Agency guidelines make true condo-hotel projects ineligible, and projects can also be flagged for insurance, litigation, repair, or commercial-space reasons. Most LA branded residences are conventional condominiums and are financeable, but the project needs to be reviewed for your specific building before you go under contract.

What happens if the hotel brand leaves?

Los Angeles has already seen it twice. Montage Residences became The Maybourne Residences, and Pendry Residences became The Sun Rose Residences. Ownership retained title in both cases. The risk is to the brand premium, not to your deed, and the mitigation is to buy a building whose location and construction stand on their own.

Are these good second homes for out-of-state owners?

They are among the better options in Los Angeles for that use, because on-site staff handle packages, access, vendor entry, and unit checks while you are away. Confirm the association’s guest and access policies, and confirm California residency and tax implications with your own advisor.

Is there any new construction available now?

Yes. Rosewood Residences Beverly Hills and the relaunched Sun Rose Residences both have new inventory, and Aman Residences at One Beverly Hills is selling ahead of a phased delivery expected in late 2027. Much of the availability never reaches the MLS.

How liquid is resale in these buildings?

Thinner than the broader Westside condominium market, because unit counts are small. A 20-unit building can go quarters without a trade. That cuts both ways: low supply supports pricing, but comparable sales are sparse and appraisals can be contested.

How does The Knight Group work in this market?

We work the documents before we work the tour. For any hotel residence, that means pulling the CC&Rs, the current budget and reserve study, the services agreement with the hotel operator, the rental restrictions, and the litigation and insurance disclosures, then telling you what is in them in plain terms. Most of what determines whether one of these is a good purchase sits in that stack, and none of it is in the listing remarks.

We verify jurisdiction and model the tax consequence on both sides of a transaction, because the Measure ULA boundary runs through this category and a mistake there is measured in hundreds of thousands of dollars. On the sell side, we price against a small comparable set and say so when there is not enough recent data to support a number.

Off-market activity is significant here. Owners in 20-unit and 40-unit buildings often prefer a quiet process, and those homes trade through relationships rather than public listings. Tell us which building you are interested in and we will tell you what is on market, what is quietly available, and what we would not buy.