Zip code 90025, Mar 2026 to May 2026, from the Redfin Data Center. 90025 covers Sawtelle plus parts of West LA and Westwood, with many more condos than houses, so single-family and condo prices differ widely. Zip codes don't line up neatly with neighborhood borders, and medians hide a wide range of homes, so treat these as a rough feel for the area.
Sawtelle grew up as its own small city around the turn of the 20th century, named in 1899 for W. E. Sawtelle of the Pacific Land Company, and joined Los Angeles in 1922. By 1941 the boulevard and its side streets held 26 plant nurseries, and survivors like Hashimoto Nursery still operate on the strip the city officially named Sawtelle Japantown in 2015.
The homes
Sawtelle sits just west of the 405, between Brentwood and the VA grounds to the north and the 10 to the south. Much of the housing here is attached: condos, townhomes and apartment buildings from the post-war decades onward, plus newer mixed-use buildings with homes above shops along Sawtelle Boulevard and Santa Monica Boulevard.
On the side streets, single-family homes are still part of the mix: 1920s to 1950s bungalows, Spanish homes and small ranch houses on regular city lots, many updated, expanded or rebuilt as modern homes. Lots are flat, and most streets are a short drive from both Santa Monica and Westwood.
The feel
- Sawtelle Boulevard is the main draw, packed with noodle shops, dessert spots, boba, stationery and gift shops between Santa Monica and Olympic Boulevards.
- Historic nurseries like Hashimoto Nursery keep the boulevard's garden roots alive.
- The Sawtelle Japantown Celebration runs each winter, with events and displays along the boulevard.
- Central Westside location. Santa Monica, Brentwood, Westwood and Century City all sit within a short drive.
Eat, drink, shop
- Tsujita LA (Sawtelle Blvd). A Sawtelle ramen standby best known for its rich, thick tsukemen dipping noodles. The Infatuation
- Chinchikurin (Sawtelle Blvd). A tiny shop devoted to Hiroshima-style okonomiyaki, layered with yakisoba noodles and a fried egg. The Infatuation
- Kaz the Soba Place (Sawtelle Blvd). Soba noodles served several ways, with freshly fried tempura on the side. Time Out LA
- Nijiya Market (Sawtelle Blvd). A Japanese grocery with sushi, bento boxes, snacks and drinks. Time Out LA
- Wanderlust Creamery (Sawtelle Blvd). Ice cream in travel-inspired flavors like Thai iced tea and mango sticky rice. Time Out LA
Getting around
The 405 and the 10 meet at Sawtelle's southeast corner, so Santa Monica is often 10 to 15 minutes away off-peak, Century City about 10 to 15, LAX roughly 20, and Downtown 25 to 35. The Metro E Line stops nearby at Expo/Bundy and Expo/Sepulveda, with trains to Santa Monica and Downtown, and Big Blue Bus routes run along Santa Monica Boulevard. Street parking on Sawtelle Boulevard is tight at dinnertime, so ask about off-street parking with any home.
What's new
- The D Line heads to the VA. Metro's D Line subway extension opened its first section along Wilshire in May 2026, and the final section, with stations at Westwood/UCLA and Westwood/VA Hospital just north of Sawtelle, is under construction. (Metro)
- Santa Monica Boulevard upgrades. Caltrans is adding bus lanes, bus stop improvements, new curb ramps and fresh paving on Santa Monica Boulevard between Centinela Avenue and the 405. (Streetsblog California)
- Sawtelle Japantown Celebration 2026. The annual celebration ran for ten days, February 20 to March 1, 2026, with its banner on display at Hashimoto Nursery. (Rafu Shimpo)
Good to know
- City of LA rules apply, including rent stabilization on many pre-1978 multi-unit buildings, which matters for duplexes and small apartment buildings.
- Condo and townhome homework. Much of Sawtelle's housing is attached, so read HOA budgets, reserves, rules and any planned assessments early.
- New construction nearby. Several mixed-use buildings have gone up along Sawtelle Boulevard, and more are planned, so check what's proposed near any address.
- Measure ULA, LA's additional transfer tax, applies to sales above certain price thresholds.
Questions people ask
Is Sawtelle part of Los Angeles?
Yes. Sawtelle was once its own small city but has been part of the City of Los Angeles since 1922. City of LA rules apply, including rent stabilization on many pre-1978 multi-unit buildings. Santa Monica, a separate city, begins a short drive to the west.
What kind of homes are in Sawtelle?
Sawtelle is mostly condos, townhomes and apartment buildings, with newer mixed-use buildings along Sawtelle Boulevard. Side streets still hold single-family bungalows and Spanish homes from the 1920s to the 1950s on regular city lots, many of them updated or rebuilt.
What is Sawtelle Japantown?
Sawtelle Japantown is the stretch of Sawtelle Boulevard roughly between Santa Monica and Olympic Boulevards, named by the city in 2015. It is known for ramen, udon and sushi spots, dessert shops, a Japanese market and historic plant nurseries that date back to the early 20th century.
How far is Sawtelle from Santa Monica and the beach?
Santa Monica is often 10 to 15 minutes from Sawtelle outside rush hour, and the beach about 15 to 20. The 405 and the 10 meet at the neighborhood's edge, so Century City, Westwood and LAX are all close, though both freeways take planning at rush hour.
