$1,353,673Average Value$837Average Price per Sq Ft58Homes For Sale
Historic Japantown is a commuter-friendly neighborhood
One of the few remaining historic Japantowns in California, Sawtelle is a vibrant and culturally rich neighborhood in Los Angeles. The first generation of Japanese settled in this area, once known as Little Osaka, in the early 1900s, decades before one of the darker chapters in American history. During World War II, the community was uprooted and detained for years as fighting raged in the Pacific. After the war, much of the population returned and thrived, making it a cultural centerpiece for generations of Japanese Americans.
Today’s Sawtelle is a commuter-friendly neighborhood on the Westside of LA with easy highway access and a growing inventory of condos and apartments. “The development is not high density like in some other parts of the city, so you keep that community feel,” says Compass agent Meg Ostrow, who has over 15 years of experience on the Westside. She says Sawtelle attracts a younger multicultural crowd. “First-time buyers are drawn to this area because it’s still relatively affordable. Younger families are moving in because they can get a backyard and still have the walkability,” Ostrow says.
Sawtelle is a diverse and culturally rich neighborhood in Los Angeles.
Sawtelle Japantown is known for its Japanese cultural influences and businesses
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People are drawn to dining on Sawtelle Boulevard
The neighborhood has shopping and dining opportunities throughout, but the highest concentration is on Sawtelle Boulevard. “People are drawn to all the restaurants there right now. You’ve got noodle shops, coffee shops and all types of Asian cuisine,” Ostrow says. “You can get a great meal, and it’s very walkable.” Tatsu Ramen is a bright, modern venue for Japanese noodle soups. The menu includes many vegan and gluten-free options for those with dietary restrictions. Hide Sushi is another popular Japanese spot — it offers traditional sashimi, rolls, entrees and a sushi bar. “The cuisine is just authentic, and it’s not expensive. If you go to Beverly Hills or Santa Monica, it costs a fortune to eat out, but it’s still affordable here,” Ostrow says. The Nijiya Market is a Japanese specialty store, but for stocking up on everyday groceries, there’s a Ralphs Fresh Fare and a Trader Joe’s just a few blocks away on West Olympic Boulevard.
Sawtelle is a go to spot to dine and hang out for many UCLA students.
Sawtelle Blvd is a host to many popular restaurants and dessert places.
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Nisei Week Japanese Festival is in August
Though the event occurs in downtown Los Angeles, the Nisei Week Japanese Festival is a nine-day celebration of Japanese and Japanese-American culture and community. The 2024 festival played out over two weekends in August. The event included a grand parade, plaza festival and an Ondo music dance party, among many other activities.
Condos and apartments are the focus of developers
There is a mix of housing in Sawtelle, but over 70% of the inventory is multiunit apartments and condos. “Medium-density development has skyrocketed here in the last five-plus years because builders know this is a hotspot,” Ostrow says. “In terms of single-family, anything above 1,000 square feet is going to be a bigger home in this neighborhood.” The prewar bungalow and postwar ranch-style home are common, but there have been a lot of contemporary additions built on teardown and infill lots. Ostrow says the neighborhood has become increasingly popular with investors because of the high number of renters. “I’ve had a couple of clients that wanted to invest in this area and find a single-family home to renovate and rent out.” Single-family homes are priced between $1.2 for something vintage around 900 square feet and $3.3 million for a spacious modern stunner with over 3,500 square feet. Depending on the property's size and state, multifamily from two units and above list between $1 million and $9 million.
Over 70% of the housing inventory in the Sawtelle neighborhood is apartments.
There are still many smaller ranch-style homes in the Sawtelle neighborhood.
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The Janss Family House is the first individual residential home designed by Frank Gehry.
Standout piece of architecture on Purdue Avenue
There is a standout piece of outside-the-box architecture among the modern and traditional homes here. The Janss Family House on Purdue Avenue is the first individual residential home designed by world-famous Frank Gehry. The airy home full of big white walls and soaring ceilings was designed to show off the impressive art collection of Edwin Janss Jr. The home was built in 1975 and underwent a remarkable renovation by Los Angeles-based architect Dan Brunn in 2017. In keeping with Gehry’s intention to build a greenhouse, a meditation garden enclosed by glass at the top of the stairs was included in the update.
Stoner Park Recreation Center has co-ed sports leagues
The primary outdoor recreation in the neighborhood spot is Stoner Park and Recreation Center. The rec center has cultural programs like summer camps and music classes, as well as sports and fitness programs like cheer and martial arts. There are co-ed sports leagues in soccer, basketball and baseball. The skate park is popular, and kids love the playground, seasonal splash pad and pool with a waterslide. There is also fitness equipment and sports facilities. The Rockreation Los Angeles Sport Climbing Center is a great place blow off some steam. Visitors like the congenial atmosphere among climbers of all skill levels as they traverse boulders and scale rock walls for fun.
Stoner Park is a popular recreational area for residents of the Sawtelle neighborhood.
The Stoner Park Skate Plaza is the perfect place for skaters to learn and practice their tricks.
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Highway access comes with highway noise
Sawtelle has direct highway access, with I-405 making up the neighborhood's eastern edge and I-10 on the southern edge. "Some people really don't like the highway noise, and you will probably get some of that here," Ostrow says. Some of the train tracks to the south of the neighborhood are walled off, but some sections are just fenced. West Olympic and Santa Monica boulevards are the main thoroughfares, with four lanes and stop lights every few blocks. There are bus routes along main roads, and the Expo/Bundy metro station is walkable from anywhere in the neighborhood. Between the highways and the boulevards, residential streets in Sawtelle see some through traffic. Downtown Santa Monica is about 4 miles west, and Los Angeles is about 13 miles east. "It's very accessible if you have someone who works in LA or Orange County," Ostrow says. Cedars-Sinai Medical Center is under 6 miles away, while Los Angeles International Airport is 10 miles away.
The I-405 runs parallel to the Sawtelle neighborhood.
The I-10 is a main route going East to West in the Los Angeles area.
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University High School charter is graded A by Niche
Los Angeles Unified is an above-average urban school district with a B-plus grade from Niche. Kids can attend Richland Avenue Elementary, one of three walkable community primary schools in Sawtelle. Daniel Webster Middle gets a C-plus. University High School charter has an A grade from Niche, and an A-plus in teachers. The school has a magnet program called MAST, which focuses on math, art, science, and technology.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
Collin St. Johns,
an experienced agent in this neighborhood.
Parks in this Area
Stoner Recreation Center
Champion Echo Park Manager
Stoner Skate Plaza
Ohio And Bundy Triangle Park
Stoner Park and Recreation Center
Transit
Airport
Los Angeles International
17 min drive
Subway
Expo/Bundy
Bus
Santa Monica Wb & Westgate Ns
Bus
Pico Wb & Gateway Ns
Bus
Santa Monica Wb & Federal Ns
Bus
Pico Eb & Sawtelle Fs
Bus
Olympic Wb & Centinela (East) Ns
Bus
Pico Eb & Barrington Ns
Bus
Olympic Eb & Sawtelle Fs
Crime and Safety
1 - Low Crime, 10 - High Crime
Sawtelle
US
Homicide
3
4
Sexual Assault
4
4
Assault with Weapon
3
4
Robbery
4
4
Burglary
6
4
Motor Vehicle Theft
7
4
Larceny
7
4
Crime Score
5
4
Source: WhatIsMyCrimeRisk.com
Demographics and Home Trends
On average, homes in Sawtelle, West Los Angeles sell after 33 days on the market compared to the national average of 47 days. The average sale price for homes in Sawtelle, West Los Angeles over the last 12 months is $1,335,971, down 4% from the average home sale price over the previous 12 months.
Live your best West LA life in this light-filled, move-in ready 1 Bd, 1 Ba condo on the lush & serene Garden Villa side of Park Purdue. Enjoy indoor-outdoor living with two sun-filled patios and floor-to-ceiling sliding glass doors that invite in natural light and coastal breezes. The front patio features its own garden space, complete with an orange tree for morning coffee or evening relaxation.
THRIVING WEST LA INCOME NEST! Discover a fantastic 9-unit residential income property nestled in a prime West Los Angeles locale. Situated south of Santa Monica Blvd, between the desirable Bundy and Barrington corridors, this property presents a superb investment in a dynamic coastal environment. The building features a well-rounded mix of two 2-bedroom/2-bathroom units, a convenient studio, and
Welcome to this spacious 2BR 2BA condo in the heart of West LA. This unit boasts 1,628 square feet, with a large dining room, huge living room, large kitchen featuring gas appliances, center island and breakfast nook. In unit washer and dryer. Central air. Central heat. 2 tandem parking spaces in gated garage. Controlled access front entry. Elevator building. Gas fireplace in living room. Walk-in
Charming 1927 Spanish Style Home- Lovingly Restored Nestled on a corner lot in the tree-lined, quiet neighborhood of Sunset Park, this single-story 3-bedroom, 1 -bath Spanish Style Home is a rare find. Builtin 1927 and lovingly restored in 2025 by the same family who has owned and lived in it since 1965, it exudes the romantic allure it's era with all the comforts of today. Thoughtfully updated
Linda KiddBerkshire Hathaway HomeServices California Properties
Welcome to 1352 S Carmelina. Located in West LA, close to Santa Monica and Brentwood. The property consists of 26 newly renovated 1, 2 and 3-bed residences available for lease. All units include washers/dryers and balconies. Kitchen appliances include electric stoves, fridge, dishwasher, and microwave. The layouts are spacious and include engineered wood flooring throughout. This property is
Welcome to Archer, located at 12431 Rochester Ave. Residence 111 is a 2nd floor 2 Bed + 2.5 Bath unit at 750 square feet. When you walk in, you have a half bath near the entry, and then stairs up to the rest of the unit. This is a great layout for roommates since there are 2 en-suite bathrooms with standing showers, washer/dryer in unit, and new kitchen appliances including a gas stove,
The Landmark Los Angeles (LMLA) is the brand new, dazzling 34 story luxury apartment tower offering sophisticated floor plans paired with unparalleled views and 5-star, resort-inspired amenities. Centrally located on Wilshire Blvd. and fronted by a beautifully landscaped one-acre park, The Landmark Los Angeles offers a serene oasis of calm and an uncompromised living experience quietly
Interested in learning more about homes in this area?
Reach out to
Collin St. Johns,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
41,104
Median Age
37
Population Density
24 ppl/acre
Population under 18
16.8%
Below the national average
23.8%
Population over 65
12.6%
Below the national average
19.1%
Finances
Median Household Income
$103,442
Significantly above the national average
$71,702
Average Household Income
$129,855
Education and Workforce
High School Graduates
93.8%
College Graduates
68.1%
Significantly above the national average
34.1%
Advanced Degrees
25.6%
Above the national average
13.3%
% Population in Labor Force
75.4%
Weather
Annual Precipitation
12''
Average Winter Low Temperature
49°F
Average Summer High Temperature
70°F
Annual Snowfall
0''
Area Factors
Biker's Paradise
Bike Score®
92/ 100
Very Walkable
Walk Score®
88/ 100
Good Transit
Transit Score®
63/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
