3 on a lot townhome Redondo Beach

So What’s A 3 on a Lot Townhome? Redondo Explained

One of the relatively unique home options in Redondo Beach is what realtors call a “3 on a lot”.

One of the property types fairly unique to Redondo Beach is the “3 on a lot” townhome. When most buyers, especially those coming from out of the area, think of a townhome they picture endless rows of identical looking houses. Many buyers reach out to me looking for a single family home in the area, but unfortunately, can’t always afford single family homes in Redondo Beach. I often recommend that they consider a townhome as they’ll generally get nicer, newer, larger and better location for a lower price. Most of the time this idea is quickly rejected but once I show them the concept of a “two on a lot” or “three on a lot” they become far more interested. A great number of the lots in North Redondo are fairly large for the area at 50×150. These lots originally had some type of bungalow or duplex built in the 50s and many were long ago sold and knocked down. Due to zoning rules in Redondo Beach, what replaced them were most often townhomes.   A “3 on a lot” townhome is a building in which 3 units share the lot.

Front townhome 3 on a lot townhomes Backyard of a 3 on a lot townhome

These 3 on a lot townhomes are always connected, unlike some 2 on a lot situation, with shared walls between the front unit and middle, and back unit and middle. The most common details of the units are:

  • Front Unit – usually has some type of front yard that, while technically often “common use” areas, they are generally used only by the front owner. The units often have square footage of 1700-1900, 3 bed, 2 1/2 bath, at least one balcony, attached garage and one shared wall (garage below and often living room above. Most often there are two bedrooms and 1 bath downstairs, with the master bedroom, living room and kitchen upstairs. These units are often the brightest but also front the street.
  • Middle Unit – The middle unit is often the least expensive of the three units due to the multiple shared walls and no yard. Square footage is often between 1700-2000 square feet and either has the same configuration as above, or often times has 4 bedrooms with 2 downstairs, master upstairs and a very small 4th bedroom upstairs. Living room is often smaller in the middle unit.
  • Rear Unit – Usually the most expensive as they almost always have some type of private yard in back. Configuration is often the same as the front unit, but usually some type of sliding doors/French doors from one or both of the downstairs bedrooms accessing the backyard.

One aspect that many buyers find difficult to accept is the fact that there is an HOA. Unlike large complexes with management companies, HOA board meetings etc., the HOA on a 3 on a lot can be very low key and sometimes not even active. As the 3 owners collectively own a portion of the land, the HOA cannot be dissolved but in many cases it is inactive. In general they are informal affairs with the minimal HOA fees (often around $175 a month) covering landscaping and shared insurance and each owner covering maintenance, and other items separately. As with any property not wholly owned there are possible challenges and frustrations as owners (just like neighbors) don’t always see eye to eye on fixes, repairs like termite work, roof fixes, etc. Overall the benefit of the townhouse concept is that the same price that may purchase a 1100 foot 2 or 3 bed 1 bath house in need of work, can purchase a 1800 foot 3 bedroom 3 bath townhome that’s far newer. Real estate purchases almost always involve compromises and priorities and depending on just what’s important to a buyer in Redondo Beach, a 3 on a lot townhome might be an ideal fit.

Modern townhomes in Redondo Beach

Stunning New Listing in Redondo – 2207 Harriman Coming this Week

Every so often a home comes along that is unlike anything on the market.

2207 Harriman Lane is that home.  It merges beautiful modern design with over $100,000 of owner upgrades and enhancements that truly set it apart.

Scheduled to hit the market this week, 2207 Harriman Lane #A will be listed at $1,575,000 and expected to get quite a bit of interest.  This is a one of a kind luxury detached townhome with almost too many upgrades to count.

From the sleek architecture and beautiful landscaping, to the contemporary interior with stunning details and finishes, the home has a unique ‘wow’ factor.  Throughout the entire property the integrated window coverings, dimmable lighting, monitored security, and heating and air-conditioning are all automated and effortlessly controlled by voice.  With ducted vacuuming and stunning wide-plank oak flooring on all levels, it truly is better than a new build.

Contact listing agent Keith Kyle with Vista Sotheby’s International for a private showing or more information

Enter through the beautiful wood and glass front door to the impressive entry featuring dramatic lighting, soaring ceilings and gorgeous light.

The first level features two very spacious bedrooms both with 10′ ceilings, custom cabinetry, recessed lights and sliders to the private side yard area offering the perfect retreat for guests.  The sleek guest bath looks and feels like you’ve stepped into a luxury hotel with gleaming cabinetry, frameless glass and a near-7ft vanity.

Additional features on the first level include laundry room with a sink and custom storage, a mudroom/linen closet, under staircase storage, and a car enthusiasts dream garage.  The double-height 3-car garage is unlike anything you’ve seen, with 3 side-by-side spaces and a Bendpak 2-car hydraulic lift so it can house 5 cars, or 3 cars with an elevated above-car storage space.  If desired, the lift can be removed by the seller.

Head upstairs to the impressive living spaces with an incredible open floorplan for luxury living.  Inspired design perfectly melds timeless and modern.  Soaring ceilings, sophisticated window design, integrated sound, and a stunning floor to ceiling fireplace create a spectacular living environment perfect for relaxing or entertaining.  The adjacent dining area features artistic floating cabinets, complemented by matching wide-plank oak floors.

The dazzling kitchen is an entertainer’s dream.  Minimalist design blends the 13ft quartz countertop with Viking Professional appliances and sleek glass cabinetry that houses appliances so they are hidden from view.  This streamlined aesthetic currently houses an espresso machine, toaster and kettle, all concealed when not in use.


The main level primary suite is breathtaking, with high ceilings, an abundance of windows, voice-controlled shades and lighting, floor to ceiling gas fireplace, and elegant built-ins to make it a sophisticated retreat.  It’s completed with an adjacent walk-in closet with feature hardwood wall, a private bathroom featuring a frameless shower, luxurious soaking tub, sleek dual vanity with quartz counter top, and a water closet.

Also included on the second level is a beautiful powder room and a spacious outdoor deck off of the living room that perfectly integrates indoor and outdoor areas.  Sit back and relax in the perfect weather on this private lanai.

The large mezzanine level is ideal for just about any use from 4th bedroom to home office to gym to game room and more.  This fantastic space features a private bathroom with frameless glass, spacious closet with built-in cabinets, and its own part-covered outdoor deck with fantastic city, mountain, PV and Sofi views.  Perfect for guests or as your own private getaway.

See a full list of the owner upgrades

2207 Harriman Lane #A, Redondo Beach CA 90278

112 Irena Redondo Beach

Coming Soon – 2 Brand New Luxury Townhomes for Lease – 112 S Irena Redondo Beach

112 S Irena A & B - New Luxury Townhomes for Lease

We are proud to announce two upcoming homes for lease. These are stunning new construction townhomes in a fantastic neighborhood and street in South Redondo Beach. 112 Irena #A, South Redondo 90277 is a 3 bedroom plus loft/mezzanine with 2,384 square feet and 112 Irena #B is a 4 bed plus office/mezzanine with approximately 2,461 square feet.
112 Irena Redondo Beach
2004 Vanderbilt #4 Redondo Beach

Just Sold – 2004 Vanderbilt #4

This is the home you have been looking for. Welcome to 2004 Vanderbilt, a beautifully remodeled home with features rare for Redondo Beach. Offering an open and spacious floorplan this beautiful townhome is in absolutely turn key condition and has been extensively updated. As an end unit the home offers great light and separation from neighbors. Entering the home you are immediately struck by the large and open living area. Featuring gleaming hardwood floors, a beautiful stone fireplace, recessed lights, high ceilings, new windows throughout, and an abundance of natural light. What makes it truly special is the large grassy yard directly off the living room. In a town where most outdoor space consists of a patio at best, this large & private outdoor space is truly unique. The lower level also offers a beautiful and bright dining room, open kitchen and powder room. Without question the showcase of the home is the kitchen. Completely remodeled, the kitchen features beautiful cabinetry, stainless appliances, spacious pantry, recessed lights and quartz countertops, as well as direct access to the outdoor deck perfect for summer BBQs. Head up the hardwood stairs to 3 spacious bedrooms and two updated bathrooms. All bedrooms offer newer carpet, new lighting, with vaulted ceilings in two of the rooms. The upper floor offers a remodeled hall bath and beautifully updated master bath. Last but not least is the two car attached garage and huge storage space and laundry room.  Contact listing agent and Redondo Beach realtor Keith Kyle with Vista Sotheby’s for more information or to set up a private showing.

Listing Agent:

Keith Kyle

Vista Sotheby’s International Realty
2501 N Sepulveda Blvd
Manhattan Beach, CA 90266


Update on New Construction Townhomes in North Redondo Beach

***Please note this post is from 2018.  Click here to see the current new construction homes for sale in Redondo Beach.

New construction townhomes just seem to keep rising dramatically with homes seeming to go up about $100K a year for new construction, detached two on a lot townhomes.

Click here to see the current new construction townhomes for sale in Redondo Beach

Detached townhomes in North Redondo Beach built in 2017 and 2018.

Status Address Close Price – List Price Price per foot Bed/Bath Sq Feet Year Date Sold
A 1912 Huntington LN #B $1,409,000 $548.25 4/3,0,1,0 2570/A 2017/ASR 10/11/2017
A 1729 Harriman LN #A $1,509,000 $591.53 4/3,0,1,0 2551/B 2018/BLD 1/24/2018
U 2227 Dufour AV #A $1,409,000 $539.43 4/3,0,1,0 2612/A 2018/BLD 12/27/2017
U 1729 HARRIMAN LN #B $1,509,000 $590.14 4/3,0,1,0 2557/B 2018/BLD 2/5/2018
S 2108 Gates AV $1,350,000 $562.50 4/2,1,1,0 2400/E 2017/EST 9/28/2017
S 1918 Dufour AV $1,480,000 – $1,489,000 $532.95 4/3,0,1,0 2777/A 2017/BLD 7/21/2017
S 3307 Green LN $1,480,000 – $1,499,000 $522.78 4/3,0,1,0 2831/A 2017/BLD 9/5/2017
S 1812 Belmont LN #B $1,315,000 $536.73 4/2,1,1,0 2450/E 2017/BLD 2/24/2017
S 2003 Speyer LN #A $1,320,000 – $1,330,000 $539.66 4/3,0,1,0 2446/A 2017/ASR 5/10/2017
S 1812 Belmont LN #A $1,325,000 $540.82 4/2,1,1,0 2450/E 2017/BLD 3/17/2017
S 2018 Speyer LN #A $1,330,000 – $1,349,000 $532.00 4/3,0,1,0 2500/B 2017/BLD 4/12/2017
S 2018 Speyer LN #B $1,339,000 – $1,349,000 $535.60 4/3,0,1,0 2500/B 2017/BLD 5/12/2017
S 2003 Speyer LN #B $1,360,000 – $1,379,000 $545.09 4/3,0,1,0 2495/A 2017/ASR 7/7/2017
S 2207 Harriman LN #A $1,380,000 – $1,399,000 $540.96 3/3,0,1,0 2551/A 2017/BLD 9/26/2017
S 2315 Clark LN #B $1,399,000 $559.60 4/3,0,1,0 2500/E 2017/BLD 10/18/2017
S 2315 Clark LN #A $1,399,000 $559.60 4/3,0,1,0 2500/E 2017/BLD 10/4/2017
S 2106 Graham AV #A $1,399,000 $542.25 4/3,0,1,0 2580/B 2017/BLD 8/15/2017
S 2106 Graham AV #B $1,399,000 $542.25 4/3,0,1,0 2580/B 2017/BLD 7/18/2017
S 1814 Marshallfield LN #B $1,400,000 – $1,399,000 $542.64 4/3,0,1,0 2580/B 2017/BLD 8/15/2017
S 1814 Marshallfield LN #A $1,400,000 – $1,399,000 $542.64 4/3,0,1,0 2580/B 2017/BLD 8/4/2017
S 1912 Huntington LN #A $1,400,000 $538.46 4/3,0,1,0 2600/A 2017/ASR 11/16/2017
S 2207 Harriman LN #B $1,400,000 – $1,409,000 $538.05 3/3,0,1,0 2602/A 2017/ASR 9/27/2017

Is $1.5M for New Construction Townhomes in North Redondo the New Normal?

Something none of us thought possible seems to be happening in North Redondo. We were amazed when prices of new construction two on a lot detached townhomes reached topped $1,000,000 in 2014, again  when they hit $1.2M mark in 2015….we were again surprised when it started topping $1.3M…and here we are in 2018 with a new construction townhome listed and priced over $1.5M!  1729 Harriman #A offers 4 bedroom and 2551 square feet which is pretty standard.  The rear unit was listed at the same number and is actually in escrow so we may just be heading to a $1.5M+ market.  Unbelievable.  Contact us for more information.

While most new construction townhomes in North Redondo Beach have been pricing in the mid $1.3M to $1.4M these new homes on Harriman just may set the new standard.  It seems unlikely but we’ve said that before.  Only time will tell.




redondo beach

Vista Sotheby's International

Vista Sotheby’s International Realty is one of the top real estate brokerages in the South Bay and Southern California with offices in Redondo Beach and throughout the South Bay


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keith kyle

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Sotheby's International

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Keith Kyle – Licensed Realtor – Vista Sothebys International Realty – DRE#01712785

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