If you’re exploring lots in The Riviera, you already know this isn’t just any neighborhood. It’s the premier community for building a true estate in Pacific Palisades. Buyers here are looking for that perfect canvas—a premium flat lot or a private gated lot.
But finding the lot is only half the battle. This guide is a practical checklist for what to do before you buy to ensure your vision can become a reality.
Aerial views of the large homes and mansions, in the affluent Brentwood & Palisades Riviera neighborhoods in Los Angeles.
Part 1: The Buyer’s Checklist: What to Look For
You’re not just buying a piece of land; you’re buying a complex set of rights and a major construction project. Here’s the essential checklist for your due diligence.
1. The “All-In” Budget: Land vs. Build First, let’s talk about the total budget. It’s a two-part equation:
- Land Cost: The starting point is the “tear-down property” or vacant lot itself.
- Build Cost: As of 2025, a new high-end custom build in the Palisades is estimated to run between $450 and $650+ per square foot. For a 10,000 sq. ft. estate, the “all-in” cost is a significant investment. Before building, it’s wise to understand the financing process for Securing a Construction Loan from a major financial institution.
2. The Lot’s “Profile”: Beyond Just Square Footage
A 30,000 sq. ft. hillside lot isn’t better than a 20,000 sq. ft. “premium flat lot” if you can’t build on it. Your architect will value the usable, flat pad more than the total lot size. Ask these questions:
- Zoning & Setbacks: Is it zoned R1 (Single Family)? More importantly, what are the Baseline Mansionization Ordinance (BMO) and any local overlays? These rules dictate your maximum buildable square footage (FAR). You must verify this using the official LA City ZIMAS (Zone Information and Map Access System) tool.
- Access & Privacy: Is the lot on a quiet, tree-lined street? Or does it have more exposure? Legal access and privacy are paramount.
- Coastal Zone: Are you in the Coastal Commission’s jurisdiction? This can add significant time to your project. Check the official California Coastal Commission maps.
3. The “Gotchas”: Non-Negotiable Reports
These are the reports you absolutely must get during your inspection period:
- Geotechnical (Soils) Report: This is arguably the most critical report. It determines your foundation requirements and can swing your build costs by $100,000 to $500,000 or more. A great explanation of what this entails can be found here: Geotechnical report explanation for Southern California
- Natural Hazard Disclosures: Is the lot in a Very High Fire Hazard Severity Zone (VHFHSZ)? This will directly impact your building codes, materials, and insurance costs.
4. The “Value-Add”: Why “Shovel-Ready” is Gold
In a market where time is money, a “shovel-ready lot” or “pre-permitted land” is the ultimate prize. A parcel that comes with approved plans and reports can save you 6-12 months of dealing with the city, making it a prime “luxury estate investment”.
Part 2: The Market: Linking to the Data
The Riviera market is unique and moves quickly. Prices are driven by scarcity, location, and potential. To see a real-time, deep-dive into active lots, recent “tear-down” sales, and price-per-square-foot land trends, visit our dedicated market data page.
Part 3: How to Search for Your Lot
To find the best opportunities, your search terms must be specific:
- “The Riviera luxury estate lot”
- “Flat development lot Pacific Palisades”
- “Gated enclave lot for sale”
- “Builder’s dream lot Pacific Palisades”
- “Pacific Palisades tear-down property”
- “Luxury estate investment Palisades”
Part 4: The Lifestyle Anchor: The Riviera Country Club
The prestige of The Riviera is inextricably linked to its world-renowned namesake: The Riviera Country Club. As a globally recognized golf landmark, the club provides an anchor of exclusivity and history that underpins the value and lifestyle of the entire neighborhood.
Begin Your Riviera Journey
You have a vision. We have the map to the canvas. As specialists in Palisades land, we provide access to the exclusive, off-market, and “shovel-ready” estate lots that often never make it to the public.