What's a Two On A Lot Townhome?



As soon as buyers from out of the area start looking at homes in Redondo Beach, the questions about the local jargon starts. And since you can’t really buy a home or even seriously look until you understand what you are looking at and the terminology, I spend a great deal of time in knowledge transfer mode.

One of the most common property types found in Redondo Beach are townhomes. Technically, these are zoned as condominiums because there are only 3 legal residential options for ownership of these kinds of homes: Single Family Residence, Condominium, or PUD. So best to think of townhome as the property style and condo as the form or ownership.

Throughout Redondo Beach you will find numerous attached and detached multi story structures with either 2 or 3 units (sometimes more) on the same physical lot. Please note that each unit has their own APN. The lot represent the allowable subdivision of the land. The condo plan shows where each unit sits on that land.

Now what confuses buyers is that often 2 on a lot townhomes (and a very small number of 3s) are totally detached from the other unit. No common walls. Entirely stand alone. I have long believed that there detached 2 on a lots are some of the best values in coastal LA County. Why? You can get a 4 bedroom "house" of about 2300-2500 Sq Ft for (in current dollars) around $1,150,000-$1,300,000. Or in the case of "new", expect to pay high $1.4Ms and up.

If you are looking for a turnkey detached 2 on a lot townhome that you can move right into, this 4 bedroom private year unit built in 2005 might be your next home. All four bedrooms are upstairs and the living room, dining room and kitchen are downstairs. But compared to other properties with similar floor plans, all the rooms seem larger and the ceilings higher. Looking for a huge master bedroom for that king bed? Check. Separate laundry room with a window and wash basin? Check. A/C? Yes. Low maintenance rear yard? Got it. Direct access 2 car garage? Sure thing. Two gas fireplaces (living room and bedroom)? Got 'em plus all the other features you are looking for such as a gourmet kitchen, lots of storage throughout, recessed lighting and wood floors downstairs, step in shower and separate tub in the master bathroom, large walk in closet in the master bedroom, etc. The list just goes on and on.

Conveniently located on a quiet 2 way street near schools and parks with easy freeway access. Just 10 minutes to the beach and not much further to LAX. Put 2223 Bataan on your list to see while it is still available.

Currently priced at $1,289,000. Let’s make a deal.