Panoramic view of Los Angeles from the Bel Air hills at dusk, with the city lights spreading across the basin below.

Real Estate

You Could Win the Lottery and Still Not Afford to Live Here

Villa Siena at 607 Siena Way in Bel Air originally listed at $177 million in September 2024. It did not sell. In December 2025 it came back at $135 million — a reduction of roughly $42 million, which is more money than most people will earn in several lifetimes, and which has not yet been enough to close the deal. Reddit titled the post "You could win the lottery and still not afford to live here." This is mathematically accurate.

What $135 Million Gets You

Villa Siena was designed and built by Ardie Tavangarian of ARYA Group — a developer whose previous projects include an estate sold to Marc Andreessen for $177 million — on 1.22 acres above the Bel Air Country Club. The structure totals approximately 35,000 square feet of interior space, crowned by a 12,000-square-foot rooftop with its own pool, entertaining areas, and panoramic views of Los Angeles. Inside, the listing offers: a four-story floating staircase suspended above fire and water elements with a bronze finish; 30-foot walls of glass that open with "effortless precision"; a primary suite with a retractable roof for stargazing; a 22-seat cinema; a car gallery with an adjoining jazz bar; a professional chef's kitchen; a double-height office library with an adjacent tearoom; a complete wellness center with a full water journey; and 20 bathrooms across 8 bedrooms. The exterior is clad entirely in hand-selected teak and stone. The listing describes it as "a full-sensory experience" and "unparalleled in the city and perhaps in the country." It is shown exclusively to pre-qualified buyers, which under the circumstances seems reasonable.

The Market for a $135 Million House

Tavangarian has spent his career building for a buyer pool that includes Jeffrey Katzenberg and Hard Rock Café co-founder Peter Morton. He began acquiring parcels for this site in 2018, paying $11 million for the first lot, and completed the project after years of deliberate construction and finishing. He told the Wall Street Journal he delayed listing until everything was in place because he wanted "real perfection." The result, at $135 million, works out to roughly $3,857 per square foot — for a spec home that has now been on the market for over a year across two listing cycles. The buyer pool for a $135 million Bel Air spec mansion is, by definition, a small one. But as the listing puts it: the possibilities are limitless.