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Developer sales reset at Beverly Hills MO Residences signals inventory pressure across LA's **$10M+** tier as branded projects compete for shrinking buyer pool.
$4.5M
to north of
$35M
for penthouses—a combined sellout approaching
$1.1B
at full absorption
210 units
since 2022
Mandarin Oriental Residences Beverly Hills has appointed Centurion Partners to manage sales for its 54-residence tower at 9850 Wilshire Boulevard, marking the second external sales team since groundbreaking in 2021. The developer, Cain International and Aria Group, delivered the property in late 2023 with units priced from $4.5M to north of $35M for penthouses—a combined sellout approaching $1.1B at full absorption.
Centurion replaces the project's original sales apparatus after fewer than half the residences transacted in the first 18 months post-delivery. The tower sits in the Golden Triangle submarket where inventory across five competing branded-residence projects has accumulated to 210 units since 2022, according to third-quarter data from The Agency and Compass new-development desks. Mandarin Oriental's two- to five-bedroom floor plans range from 2,400 to 11,000 square feet, with ceiling heights at 11 feet and private elevator access standard across all tiers.
The repositioning reflects two pressures. First, the $10M-plus segment in Los Angeles County saw transaction velocity drop 41% year-over-year through September, per Multiple Listing Service reports—a function of 7.2% mortgage rates colliding with capital-gains tax uncertainty among family offices rotating out of appreciated real estate. Second, branded-residence projects that launched sales during construction now face delivered competition from The Ritz-Carlton Residences at $3.8M entry and Aman Beverly Hills at $6.5M entry, both within 1.2 miles and both offering immediate occupancy without construction risk.
Centurion's mandate centers on three levers: recalibrating pricing on mid-floor inventory to create $5M-$8M entry points that capture empty-nester wealth rotation, accelerating closings on the 12 units currently in contract, and deploying the firm's Middle East and Asia buyer networks to offset domestic slowdown. Centurion has previously moved $2.7B in luxury residential inventory across South Florida, Manhattan, and London since 2018, including sales rescues at two Ritz-Carlton-branded towers in Miami where original teams failed to clear 60% of inventory within 24 months of delivery.
Family offices and development allocators should track three follow-on signals in the next 90 to 180 days: whether Centurion secures price reductions from the developer to clear middle-tier units, whether the project offers seller financing or extended close terms to compress time-to-sale, and whether competing Golden Triangle projects adjust their own pricing in response. Any material concession above 5% from list will propagate across the submarket and reset underwriting assumptions for the $8.3B in ultra-luxury residential projects currently in planning across greater Los Angeles.
Mandarin Oriental operates 36 hotel properties and 23 branded-residence projects globally, with 11 additional residences in the pipeline through 2027. Beverly Hills represents the brand's second West Coast residential entry after San Francisco, which took six years to reach 85% sold.
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