Open House Review: 11 Waterway

Woodbridge Condo Near the Water

11 Waterway #13 $1,190,000

Driving up Thunder Run from West Yale Loop was very familiar, as I remembered other condos that I had seen on Waterside and Waterway in the South Lake area of Woodbridge. One in particular, had a similar floor plan, and sat right on the water. The outdoor space was a wraparound deck with a front row seat at the lake. It is 12 Waterway #22, listed at just a smidge under $2 million, and, not surprising, still on the market.

This one at 11 Waterway #13 is very similar in space and layout, but outside it’s a different story. A position on the water is missing. This condo offers a wraparound lawn and patio with greenbelt view instead. It will be interesting to see how it does on the market.

Significant Numbers: This four bedroom, 2.5 bath condo is new to the market (about two weeks). HOA dues are $292. Built in 1985 the split level condo is 2,700 sq. ft. with 1,000 sq. ft. lot, at $441/sq. ft.

CloseUp: As you move up the steps into the entryway, an airy, split level town home offers a nice helping of open space, as one room opens to another, or provides cut-out views. Each room is polished to show, with artwork making the most of the two story high walls.

Mixing hardwood floors and carpeting into the high ceiling, light filled rooms creates a welcome elegance, where parties could flow from room to room and then out onto the patio and the lawn.

From the entry immediately to the left there is a powder room, followed by steps to the left going up to the family room with fireplace and wet bar. This room has a cutout wall that overlooks the kitchen.

On the right of the entry, the master bedroom has a walk-in closet, double vanity and luxe tub.

Then straight ahead the dining room is flanked by the kitchen and a casual dining area on the left, with the living room with fireplace and sliding doors leading to the patio and lawn area on the right.

The next level up leads to a bath and 3 bedrooms, currently being used as bedrooms, office and guest rooms. There’s laundry with sink at this level.

There is a double garage and guest parking.


Bedrooms, 4

Baths, 2.5

Double garage

Attached one common wall

Association pool, spa

Central air

Irvine Unified School System

Two parking spaces

Inside laundry

What will be considered here? How will the price play out for this Woodbridge home in the South Lake area that has 2,700 square feet and a very appealing interior, plus a good sized lawn and patio, but no position on the lake or lagoon. Recently, single family homes, not too far away, in the same price range were also beautifully finished, with about the same amount of outside space, and they sold within a week of listing.

Who will be moving in? Someone who loves to entertain and enjoys all that Woodbridge has to offer including the lakes, trails and parks might be attracted to this condo. If they travel, entertain a lot, and need a key Irvine base, this could be it. With four bedrooms, the condo could house a family and guests with ease.

Recent listings: 12 Waterway #22, $1,999,900; 20 Rainbow #6, $809,000.

Recent sales: 35 Waterway, $930,000; 15 Lakefront #13, $1,060,500.