Vista Del Mar at Headland Condominiums

Pacific Palisades
Rebuild Opportunity

17 residential units to rebuild within an established hillside condominium community, with existing plans, a defined site layout, and a future amenity vision below the lower residential terrace.

Palisades Drive · Pacific Palisades · Los Angeles

Request Investor Package View Site Plan
17 Units to Rebuild
51,781 Total Sq.Ft
8 Intact Units
2026–2028 Projected Timeline
01 — Overview

A defined rebuild scope inside an established Pacific Palisades condominium community.

Vista Del Mar Townhomes — originally developed as Headland Condominiums — is an established coastal community off Palisades Drive. The reconstruction scope covers 17 total-loss units at 1900–1932, lost in the January 2025 fire.

The remaining 8 units at 1934–1948 survived intact and sit outside the reconstruction scope. The result is a contained, well-documented rebuild within a recognized footprint — not raw ground-up development from a blank site.

17 Units to Rebuild
8 Existing Units Intact
✓ Original Plans Available
✓ Debris Removal Completed
02 — Reconstruction

From fire loss to restored residences.

The rebuild is a disciplined reconstruction within the existing footprint and original architectural framework — not a ground-up redesign. Townhome sizes and the exterior design language are preserved; the sequence below traces each unit from its current condition back to a finished coastal residence.

01
Existing burned / damaged condition

Existing Condition

Current burned / damaged state documented prior to reconstruction.

02
Foundation and original footprint

Foundation / Footprint

Reconstruction begins on the original, established footprint.

03
Structural frame rebuilding

Structural Framing

The structural frame is rebuilt to the original architectural framework.

04
Exterior restoration

Exterior Restoration

Exterior is restored in the community's existing design language.

05
Completed townhomes

Completed Townhomes

Finished residences, consistent in size and character with the community.

Disciplined Scope

No change to townhome size and no change to the main exterior design language. Interior redesign and amenity upgrades will be addressed in a later phase.

Future Vision — Recreation

A later phase envisions a larger pool and upgraded lower-level recreation / lounge space — presented as forward-looking vision, subject to approvals.

03 — Site Plan

Clear site separation: rebuild clusters and intact clusters.

Annotated site plan of Vista Del Mar / Headland Condominiums showing total-loss and intact clusters
Site plan identifies 1900–1932 as total-loss reconstruction scope and 1934–1948 as intact existing units.
Total Loss

Cluster 1

1900 · 1902 · 1904 · 1906 · 1908 · 1910 · 1912 · 1914

Total Loss

Cluster 2

1922 · 1924 · 1926 · 1928 · 1930 · 1932

Total Loss

Cluster 3

1916 · 1918 · 1920

Intact

Cluster 4

1934 · 1936 · 1938 · 1940 · 1942

Intact

Cluster 5

1944 · 1946 · 1948

04 — Site Vision

Site Vision

The conceptual rendering featured at the top of this page interprets the site based on the current layout logic — the lower residential terrace, the upper residential line, the separate side clusters, and the amenity level below with pool, spa, and recreation area.

What the rendering shows

  • Lower residential line
  • Upper terrace residences
  • Separate side clusters
  • Pool / spa / recreation level
  • Hillside canyon setting

What the rendering does not represent

  • Final approved design
  • Final materials
  • Final amenity design
  • Final reconstruction details
  • Final engineering or permit set
05 — Unit Mix

Five unit types across approximately 51,781 total square feet.

Type Units Living Sq.Ft Garage Sq.Ft Total Sq.Ft
A32,7304533,183
B42,1974792,676
C42,6504873,137
D42,6354803,115
E22,7734873,260
Total1743,6648,11751,781
A3 units3,183 sq.ft
B4 units2,676 sq.ft
C4 units3,137 sq.ft
D4 units3,115 sq.ft
E2 units3,260 sq.ft
06 — Documentation

Original architectural documentation supports the rebuild narrative.

The available building-plan package includes site plans, grading, drainage, sewer and water plans, cluster floor plans, roof plans, exterior elevations, sections, foundation plans, framing plans, schedules, and details.

Site plan drawing
Site Plan
Cluster plan drawing
Cluster Plans
Unit floor plans
Unit Floor Plans
Exterior elevations
Elevations
Foundation and framing details
Foundation / Framing
Details and schedules
Details & Schedules
07 — Financial Model

Compelling spread between projected rebuild cost and resale value.

Estimated Cost Model

  • Land / Control / Acquisition Assumption$7,000,000
  • Construction$30,600,000
  • Reserve / Soft Costs$3,760,000
  • Total Project Cost$41,360,000
Conservative $1,500 / sq.ft
Projected Revenue
$76,500,000
Projected Profit
$35,140,000
ROI
85%
Base Case
Base Case $1,650 / sq.ft
Projected Revenue
$84,150,000
Projected Profit
$42,790,000
ROI
103%
Optimistic $1,800 / sq.ft
Projected Revenue
$91,800,000
Projected Profit
$50,440,000
ROI
122%

Figures are preliminary project assumptions for discussion purposes only and must be verified through underwriting, construction pricing, entitlement review, insurance review, HOA review, and market analysis.

08 — Market Context

Pacific Palisades remains one of Los Angeles' most supply-constrained luxury residential markets.

Coastal Los Angeles Location

An established hillside enclave between the Santa Monica Mountains and the Pacific coastline.

Limited New Supply

Topography, entitlements, and lot scarcity constrain the pace of new residential product.

Post-Fire Rebuild Environment

Reconstruction activity is concentrated, with public attention on a faster permitting pathway.

High-Income Buyer Pool

The submarket has historically drawn affluent, design-driven primary and second-home buyers.

Scarcity of Finished Product

Move-in-ready new construction is uncommon relative to dated or damaged inventory.

Replacement-Value Opportunity

A documented footprint and existing plans support a replacement-cost framing of value.

09 — Execution

Projected 2026–2028 execution path.

  1. Q3 2026

    Acquisition / Control

    Site control structure and project finalization.

  2. Q4 2026

    Permitting / GC

    General contractor onboarding and site preparation.

  3. Q1–Q2 2027

    Foundations / Framing

    Foundations, framing, and mechanical/electrical/plumbing.

  4. Q3–Q4 2027

    Exterior / Interior

    Exterior, interior finishes, landscape, and pre-sales.

  5. 2028

    Closings / Return

    Certificates of occupancy, closings, and capital return.

10 — Differentiators

Why this opportunity is different.

Existing Community Footprint

Reconstruction within a recognized, established condominium community.

Defined 17-Unit Scope

A contained, countable rebuild rather than open-ended ground-up development.

Original Plans Available

Historical architectural drawings support design, costing, and permitting.

High-Value Location

A coastal Pacific Palisades address with enduring demand characteristics.

Strong Projected Margin

A meaningful base-case spread between projected cost and projected value.

Limited Timing Window

Post-fire conditions create a defined window that is unlikely to persist.

11 — Diligence

Key diligence items before capital commitment.

12 — FAQ

Questions investors ask first.

Is this a new development or a rebuild?

It is positioned as a reconstruction/rebuild of 17 total-loss condominium units within an existing community.

Are all 25 units part of the project?

No. 17 units are part of the rebuild scope. 8 units are identified as intact and outside the reconstruction scope.

Are original plans available?

Yes. The project package includes historical building plans and architectural drawings for the community and unit types.

Are financial returns guaranteed?

No. All projections are preliminary and subject to verification, underwriting, permits, construction costs, sale values, financing terms, and legal review.

Who is the website for?

Qualified investors, lenders, development partners, capital partners, and professional advisors reviewing the opportunity.

13 — Contact

Request the investor package.

For qualified investors, lenders, and development partners, additional project documents, plans, financial assumptions, and diligence materials may be provided upon request.

Email wccapitalinvest@gmail.com Phone +1 310 686 5053
Office 407 N Pacific Coast Highway, #1028 · Redondo Beach, CA 90277