A full-size pickleball court isn’t necessarily surprising at a $35 million Beverly Hills estate.
Putting it on the roof, however, is another matter.
At Essence, a newly completed 15,000-square-foot residence perched atop a cul-de-sac in Beverly Hills, the rooftop has been turned into its own recreation and entertaining space, complete with a regulation-size pickleball court, bar, fire pit and lounge areas.
The payoff for climbing that high is the view: a 360-degree panorama stretching from the Pacific Ocean to downtown Los Angeles.
It’s one of several big gestures inside the five-bedroom estate, which sits on approximately 2.1 acres and was designed and developed by Ramtin Ray Nosrati, founder of Huntington Estate Properties.
The newly listed home is asking $35 million with Sally Forster Jones of Compass, Tomer Fridman of The Beverly Hills Estates and Jonathan Nash of Carolwood.
Nosrati has built a reputation at the upper reaches of the Los Angeles housing market, with past buyers including professional athletes, business executives and billionaires.
But with Essence, the developer says he was pursuing his own interpretation of quiet luxury.
That starts well before reaching the front door.
The house occupies the top of a cul-de-sac and is approached by a long, private upslope driveway, with tall palms, mature hedging and a large garden wall shielding much of the property from the street.
At the top, a motor court has space for as many as 10 vehicles. A four-car garage provides enclosed parking, with enough height and space to potentially add lifts for another four cars.
Inside, Nosrati describes the house as “a statement in stone, light, and total privacy.”
And there’s quite literally a tree growing through the middle of it.
A live 16-foot Banyan tree rises through the double-height entry, surrounded by a sculptural staircase that wraps around the trunk.
Skylights bring daylight into the space from above, while custom stone walls and a chandelier further emphasize the foyer’s height.
Stone is a recurring theme throughout the house, but much of it wasn’t simply selected from a slab yard and installed.
Natural stones were imported and then customized in-house by Nosrati’s team, with treatments including sandblasting, black resin filling and hand-finished chiseled edges.
The intention was to let natural materials provide much of the visual interest rather than relying on elaborate ornamentation.
That approach continues through the living spaces, where high ceilings, skylights, designer lighting and custom European furniture create a relatively warm take on the massive contemporary homes that have become commonplace across Beverly Hills.
The residence is being offered fully furnished, with both its indoor and outdoor furniture selected and designed specifically for the property.
Entertaining gets considerable attention.
A wet bar near the foyer combines travertine and reeded stone, while the formal dining room sits alongside a floor-to-ceiling wine enclosure with capacity for approximately 100 bottles.
There are also three kitchens.
The primary chef’s kitchen centers on a substantial island topped by a double-thick, natural-edge stone slab and includes high-end appliances and custom cabinetry.
A separate prep kitchen keeps heavier cooking and catering out of sight, while an outdoor kitchen handles meals by the pool.
The backyard operates much like another wing of the house.
A resort-style pool and spa are surrounded by lounging areas, while the outdoor kitchen incorporates a barbecue, serving ledge and a whopping 116-inch television.
At the center of the property is a roughly 3,000-square-foot landscaped courtyard filled with mature olive trees, jasmine, vines, bird of paradise, flax and a mix of tropical and organic plantings.
That greenery helps soften the scale of a residence that, at 15,000 square feet, could otherwise feel imposing.
The house also takes the unusual step of providing two full primary suites.
The first has its own parlor and two private outdoor spaces, including one with a fire pit. Separate oversized wardrobes have the feel of private boutiques, while the bathroom incorporates a soaking tub, dual vanities and an enormous rain shower surrounded by bookmatched stone slabs.
The second primary suite sits at the end of a long entry hall and has its own sitting room, outdoor area and fire pit, along with unobstructed views toward the hills and mountains.
Three additional junior suites each have private bathrooms and access to a large outdoor terrace.
Upstairs, a family or pajama lounge gives the bedroom level its own gathering space and opens onto a side patio with another fire table.
And despite the rooftop pickleball court, exercise isn’t limited to chasing a ball above the skyline.
A large, naturally lit gym comes with a private sauna, while a dedicated office provides workspace away from the main entertaining rooms.
The home theater takes a less conventional approach as well.
Reached through a hidden door, the stepped cinema has suede-covered walls and custom seating, with the design intended to create a softer, more subdued atmosphere than the heavily themed screening rooms found in many Los Angeles mega-homes.
Then there is the roof.
The full-size pickleball court occupies a particularly dramatic position above Beverly Hills, surrounded by views extending across Los Angeles toward downtown in one direction and the ocean in another.
A bar, fire table and lounge turn the rest of the rooftop into an entertaining deck, meaning the space can keep functioning long after the last game ends.
Essence is also Nosrati’s second completed project on Donhill Drive.
In 2025, Fashion Nova CEO Richard Saghian paid $32 million in cash for Serenity, another Nosrati-developed home on the street, according to The Wall Street Journal.
Elsewhere in Los Angeles, hedge fund manager Jeffrey Feinberg purchased Nosrati’s Oasis estate in Brentwood for $44 million.
And the developer isn’t slowing down.
Nosrati currently has approximately $268 million worth of homes under construction based on their anticipated listing prices, with another roughly $250 million in projects moving through planning and permitting and expected to begin construction around the third quarter of 2027.
For now, though, Essence represents his latest completed vision of what a Beverly Hills mega-home can look like.
There are the expected markers of scale — 15,000 square feet, 2.1 acres, two primary suites and parking for a small fleet of cars.
But its more memorable moments come from considerably less conventional choices: a Banyan tree growing through the foyer, painstakingly altered natural stone and, 15,000 square feet later, a pickleball court waiting on the roof.
Essence is listed for $35 million with Sally Forster Jones of Compass, Tomer Fridman of The Beverly Hills Estates and Jonathan Nash of Carolwood.
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