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Oceanfront Upper Level Retreat in the Coveted Pier to Pier Location

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A spacious living room with a large sliding glass door leading to a beach view, a dining area with wooden chairs, and a television on the left.
A balcony with a view of a beach and ocean.
A beachfront property with a two-story building, a covered patio, and a sandy beach area.
A living room with a TV, sofa, and dining area with chairs.
A spacious kitchen with wooden cabinets, a dining area with a glass-top table and wooden chairs, and a living area with a sofa and television.

Reviews

9.2 out of 10
Wonderful

Highlights

  • On the beach
    A rare beachfront property in the area - enjoy direct access to the beach and sea.
  • Discover nearby landmarks
    Walk to Newport Beach Pier

Popular amenities

  • On beach
  • Balcony
  • Barbecue grill
  • Refrigerator
  • Washing machine
  • Internet

Explore the area

View in a map
Newport Beach, CA
  • Place, Balboa Peninsula Beaches
    ‪1 min walk‬
  • Place, Mother’s Beach
    ‪1 min walk‬
  • Place, Newport Beach Pier
    ‪5 min walk‬
  • Airport, Orange County, CA (SNA-John Wayne)
    ‪15 min drive‬

Rooms & beds

3 bedrooms (sleeps 10)

Guest Bedroom 1

1 Queen Bed

Guest Bedroom 2

1 Queen Bed

Living Room

1 Double Sofa Bed

Primary Bedroom

2 Single Beds and 1 Queen Bed

2 bathrooms

Hallway Bathroom 1

Bathtub or shower · Toilet

Hallway Bathroom 2

Bathtub or shower · Toilet

Spaces

Deck or patio
Porch or lanai
Kitchen
Office
Balcony
Dining area

Add dates for prices

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About the area

Newport Beach

Located in Balboa Peninsula, a neighbourhood in Newport Beach, this holiday home is near theme parks and on the beach. Fashion Island and Irvine Spectrum Center are worth checking out if shopping is on the agenda, while those wishing to experience the area's popular attractions can visit Orange County Fair and Events Center and Segerstrom Center for the Arts. Ready for a night out? Consider The Wayfarer and The Observatory. Kayaking and scuba diving offer great chances to get out on the surrounding water, or you can seek out an adventure with mountain biking and hiking/biking trails nearby.
View more Holiday homes in Newport BeachOpens in a new window
Map
Newport Beach, CA

What's nearby

  • Balboa Peninsula Beaches - 1 min walk - 0.1 km
  • Mother’s Beach - 1 min walk - 0.1 km
  • Newport Beach Pier - 5 min walk - 0.5 km
  • Balboa Beach - 10 min walk - 0.9 km
  • Lido Marina Village - 18 min walk - 1.6 km

Getting around

  • Orange Station - 20 min drive
  • Orange County, CA (SNA-John Wayne) - 23 min drive

Restaurants

  • ‪Mutt Lynch's - ‬8 min walk
  • ‪Baja Sharkeez - ‬5 min walk
  • ‪Stag Bar + Kitchen - ‬7 min walk
  • ‪Cassidy's Bar & Grill - ‬11 min walk
  • ‪The Beach Ball - ‬7 min walk

Frequently asked questions

Is Oceanfront Upper Level Retreat in the Coveted Pier to Pier Location pet-friendly?

No, pets are not allowed at this property.

How much is parking at Oceanfront Upper Level Retreat in the Coveted Pier to Pier Location?

On-site parking is available at the property.

What time is check-in at Oceanfront Upper Level Retreat in the Coveted Pier to Pier Location?

Check-in begins at 3:00 PM.

What time is check-out at Oceanfront Upper Level Retreat in the Coveted Pier to Pier Location?

Checkout is at 10:00 AM.

Where is Oceanfront Upper Level Retreat in the Coveted Pier to Pier Location located?

Nestled on the beach, this Balboa Peninsula holiday home is within a 10-minute walk of Balboa Peninsula Beaches and Newport Beach Pier. Mother’s Beach and Balboa Beach are also within 10 minutes.

Reviews

9.2

Wonderful

Reviews are presented in chronological order, subject to a moderation process, and verified unless otherwise labelled.
Learn moreOpens in a new window
Rating 10 - Excellent. 29 out of 40 reviews
Rating 8 - Good. 6 out of 40 reviews
Rating 6 - Okay. 4 out of 40 reviews
Rating 4 - Poor. 0 out of 40 reviews
Rating 2 - Terrible. 1 out of 40 reviews

9.4/10

Cleanliness

9.2/10

Check-in

9.2/10

Communication

9.8/10

Location

9.2/10

Listing accuracy

Reviews

Verified review

8/10 Good

Liked: Cleanliness, check-in, communication, location, listing accuracy
Great location and great space.
Stayed 7 nights in Oct 2026
Response from Management on 30 Oct 2026
Thank you. We’re glad you enjoyed the great location and space. We hope to host you again. Kind regards, BVR
Verified review

10/10 Excellent

Liked: Cleanliness, check-in, communication, location, listing accuracy
Fantastic location! Perfect for a family vacation!
Stayed 4 nights in Dec 2025
Response from VrboOwner on 7 Jan 2026
Thank you for your comments, Jessica. We agree the location is fantastic and perfect for a family vacation! It was our pleasure to host you, and we would be happy to welcome you back on your next Newport Beach vacation. Kind regards, BVR
Verified review

10/10 Excellent

Liked: Cleanliness, check-in, communication, location, listing accuracy
Beautiful ocean views
Stayed 3 nights in Apr 2026
Response from VrboOwner on 15 Apr 2026
Thank you, Christina. We're happy you enjoyed the beautiful ocean views. We hope to see you again. Kind regards, BVR
Verified review

10/10 Excellent

Liked: Cleanliness, check-in, communication, location, listing accuracy
Very clean and very roomy Loved the location!
Stayed 3 nights in Sep 2025
Response from VrboOwner on 23 Sept 2025
Thank you for your comments, Teresa. We're glad you loved the home's location and found it clean and roomy. It was our pleasure to host you and we hope to see you again. Kind regards, BVR
Verified review

10/10 Excellent

Liked: Cleanliness, check-in, communication, location, listing accuracy
Our family had a great time, the view is unbeatable and having the bike trail right near us was awesome!
Stayed 4 nights in Aug 2025
Response from VrboOwner on 16 Sept 2025
Thank you for your comments, Tyler. We're happy to know your family had a great time! We agree that the view is unbeatable and the bike path right out front is a wonderful feature. It was our pleasure to host you and we hope to see you again. Kind regards, BVR
Verified review

8/10 Good

Liked: Check-in, communication, location, listing accuracy
Was good. A little rundown inside, and the A/C hardly worked at all. Stunning spot tho, and being on the second floor was excellent. Overall, perfect for what we expected.
Stayed 4 nights in Mar 2026
Response from VrboOwner on 26 Mar 2026
Thank you for your comments, Travis. We're happy that overall this home was perfect and met your expectations. We appreciate your feedback on the interior and a/c and will share your comments with our operations team. We hope to see you again. Kind regards, BVR
Verified review

10/10 Excellent

Liked: Cleanliness, check-in, communication, location, listing accuracy

Great beach house

Great location, spacious accommodations, close to everything you need. Will book again.
Stayed 7 nights in Aug 2022
Response from VrboOwner on 7 Sept 2022
Hi Paul, we're so glad to hear you enjoyed your time in Newport! It was our pleasure hosting you - we look forward to next time! -Beachview Realty
Verified review

10/10 Excellent

Liked: Cleanliness, check-in, communication, location, listing accuracy

Great Beach Getaway

Perfect location right on the beach. Walking distance to restaurants and shops. Great balcony for enjoying coffee in the morning while watching dolphins swim by.
Stayed 5 nights in Jun 2024
Response from VrboOwner on 30 Jun 2024
Sounds like an amazing time, David! Thank you for taking the time to share your thoughts and for being wonderful guests!
Verified review

10/10 Excellent

Liked: Cleanliness, check-in, communication, location, listing accuracy

Newport Beach Rental

It was very nice and we would stay here again. Thanks
Stayed 6 nights in Oct 2022
Response from VrboOwner on 26 Oct 2022
We're delighted you enjoyed your stay! It was our pleasure hosting you - come back any time. Our best to you, Beachview Realty
Verified review

10/10 Excellent

Liked: Cleanliness, check-in, communication, location, listing accuracy

Great location

We were overall very happy with our stay. Pros: The location was great, within walking distance to many restaurants. The beach is right there. Lots of room for the family. Cons: 4 rolls of toilet paper for 8 people for week.
Stayed 5 nights in Dec 2023
Response from VrboOwner on 2 Jan 2024
Thank you, Robert, for sharing your insights and for being respectful guests. It was a pleasure hosting you!
From a partner site

10/10 Excellent

Beachview was responsive and helpful

Beachview was responsive and helpful the entire stay. The house was right in the beach and as described. Plenty of space, comfortable and amazing spot with panoramic view of the ocean.
Verified review

8/10 Good

Liked: Cleanliness, check-in, communication, location, listing accuracy

Family Beach Trip

This beach house was an amazing location for our family vacation. The house was clean and the view was beautiful. The management company was great with communication and responses were quick and helpful. We wish the bed quality and bedding/pillows were more comfortable. Also the lack of any toiletries for a quick use before we were able to get to the store would have been amazing. 4/5 stars. It was totally great for a family stay!
Stayed 5 nights in May 2023
Response from VrboOwner on 15 Jun 2023
Thank you very much for the review and feedback. We will discuss with the property owners and make some tweaks/improvements for next time. Take care!
Verified review

10/10 Excellent

Liked: Cleanliness, check-in, communication, location, listing accuracy

Great Beach Escape

My wife and I needed a break from San Francisco so we decided to rent a place on the beach in Newport, something we used to do when our two boys were little. Guess what? Two older adults can have a great time on the beach without their kids! Long walks on the beach, frisbee tossing, good food from local restaurants, and a flat that is perfectly located, very clean, very comfortably decorated and a perfect view from the balcony across the beach to the ocean and Catalina. Great place, great time, we will repeat.
Stayed 4 nights in Mar 2021
Response from VrboOwner on 5 May 2021
William - we're so glad you lived it up with your wife (sans kids nonetheless!). We hope we can host you again the next time you need a break from the city! -Beachview Realty
Verified review

10/10 Excellent

Liked: Cleanliness, check-in, communication, location, listing accuracy

Fall Break

My family of five loved staying here for our fall break getaway. We frequently stay in Newport and this was one of our top three places to stay. The unit itself is incredibly spacious and gave us all plenty of room to spread out. The carport easily accommodated our Yukon XL and we could have even had our roof rack on and fit with plenty of space. Sure, the deco is very outdated, but it doesn’t feel old and dirty like so many VRBOs feel. This unit was very clean and is well kept. The location is perfect, with steps to the beach and boardwalk and so many restaurants and stores close by. We would definitely stay here again.
Stayed 4 nights in Oct 2023
Response from VrboOwner on 16 Oct 2023
Hello Angela! Thank you so much for your kind words. Nothing makes us happier than happy guests, so your feedback made our day! Thank you for taking care of the unit as if it were your own. Come back anytime!
Verified review

6/10 Okay

Liked: Cleanliness, check-in, communication, location

Excellent location but construction next door

Condo was nice. Only one floor. No walkout to beach which from pictures was a bit deceiving. Construction next door and behind the condo started prompt at 7am and was very annoying. The condo itself was very nice, clean and plenty big for the 3 couples though. Close to pier.
Stayed 4 nights in Apr 2023
Response from VrboOwner on 9 May 2023
Hi Sandy, we're delighted you enjoyed your stay. Thank you, too, for the helpful feedback. We will reassess how we describe the set-up of this 2nd floor unit in relation to the beach. It was a pleasure hosting you and we look forward to next time! -Beachview Realty
Verified review

8/10 Good

Liked: Cleanliness, check-in, communication, location, listing accuracy

Family Beach Trip

Stunning location! Great space for our family. Here is our pro/con list. Unit was a bit out dated and worn. Parking was challenging with two cars. Unit only has 1 parking space. No A/C so it can get toasty during the day. We had an amazing time! Area of the beach is less busy than the other side of the pier. This is nice since the boardwalk is right against the house. The location takes the win. Everyone was able to go back and forth from the beach all day.
Stayed 4 nights in Oct 2023
Response from VrboOwner on 8 Nov 2023
Hello there! We're happy to hear you enjoyed your recent stay with us and its location! We also appreciate your patience regarding the parking. We know it can be a little tricky sometimes, but the dazzling beach is so worth it! Thank you for being amazing guests and for treating the unit as if it were your own!
Verified review

6/10 Okay

Liked: Cleanliness, check-in

Not meeting expectations

We arrived at the property and checked things around the house, and discovered quickly we need to go shopping for toilet paper, salt pepper, coffee, paper towels etc. A kind paying top money to staying i like see theese type of things could be available. My son have 2 babies to taking them to upstairs for a second he got lectured by owner can not park in the spot. Interesting hospitality and warm welcoming. The water in the showers were so low pressure to take showers. The beds are soft, small sizes and shakes a lot. The location is good but we will not be back for this roperty and management.
Stayed 4 nights in Apr 2023
Verified review

10/10 Excellent

Liked: Cleanliness, check-in, communication, location, listing accuracy

Family Vacation

Great Location, walk out your door, down the stairs, and down small walkway and you are directly on the beach. Property is extremely clean, great one level floor plan. View from the patio is awesome, Great place for coffee in the morning. (We had the entire second level for our visit- 5 adults- 4 children from 2 to 9 yrs old) Getting help for the bbq grill was easy and they were very gracious because it was our error in using the grill :( Entire family loved the place, especially the location. The gate to the beach needs a little help (wood gate that you move over each time). The parking was an extreme inconvenience. Only one parking space available so you have to find parking for the second vehicle, which was not the easiest at times. Rules are given about quiet time which depending on what guidelines you read, states anywhere from 9pm to 10am. (confusing) However, construction starts bright and early at 7 am. Would reserve again. Parking was the only thing that may deter us.
Stayed 7 nights in Jun 2023
Response from VrboOwner on 21 Jul 2023
Hello There! We're delighted to hear your recent stay with us was a great fit and that you enjoyed the convenient location to the beach! We also appreciate your patience regarding the parking. We know it can be a little tricky sometimes, but the dazzling beach is so worth it! Thanks for your feedback regarding the gate. We have noted your feedback and will consider them to ensure that future guests have an even more enjoyable experience. Thanks for supporting us and we hope to see you in the future!
Verified review

2/10 Terrible

Disliked: Check-in, communication, listing accuracy

Absolutely unacceptable

The best thing I can say about this unit is it had a ocean view. The unit was dated, most of the pillows were flat as a pancake, there was only liquid soap in both bathrooms and one roll of toilet paper per bathroom. No shampoo, conditioner, bar soap, laundry detergent and just one hairdryer for a property that sleeps 8. Despite a call on day 2 to the mgmt. co. the cable TV was out for 3 days and no one came. There was only one additional blanket for 5 beds. There were cheap plastic chairs on the balcony with no cushions. I have never had such a poor experience with a VRBO rental. The cost was exorbitant for this unit considering the above. So disappointing for a girls trip to celebrate an 80th birthday.
Stayed 4 nights in Dec 2022
Response from VrboOwner on 5 Jan 2023
Hi Jan, we are sorry that you were not fully satisfied with your stay. We are especially sorry that we have no record of your phone call regarding the cable issues you were having. We are staffed 7 days/week to ensure issues such as that are handled right away. It sounds like we dropped the ball on that repair, which is greatly unfortunate. As for the home's inventory, we list everything that is and isn't included within the home's listing description. At this time, we only provide starter supplies of certain toiletries. For folks looking to book, please take note of these details before booking, or call us with any questions you may have. Our best, Beachview Realty
Verified review

6/10 Okay

Liked: Cleanliness, check-in, communication, location, listing accuracy

Great location; needs some fixes

The location is as good as it gets. It really is amazing. Right on the beach and within walking distance to restaurants, shops, etc. Great space for 10 people, except the sofa bed was so bad it was a joke. My daughter slept on sofa beds in cheap hotels for the 3 nights before arriving just fine but could not sleep on the sofa bed because it was unreasonable and in ridiculously poor condition. Each bed only has one thin blanket, which is not enough for 50 degree weather. Some of the pillows were so thin they doubled in size with pillowcases. I'm not sure how they plan on 10 people arriving as there is only one small parking space, but we were there when it was not great weather so we were able to find street parking around the block for the other car. The kitchen was well stocked. There were enough towels for 10. It was great having washer and dryer (brought our own detergent) right there. There are beach toys there and we left two boogie boards because we couldn't haul them home. Keep in mind that they do not provide toiletries or more than basic cooking equipment. Overall, take some blankets and don't plan on using the sofa bed and it's a great place to stay.
Stayed 4 nights in Mar 2023
Response from VrboOwner on 18 Apr 2023
Hi Tessa, we're pleased you and your family enjoyed your stay in your beach rental! Thank you for your feedback regarding the pullout couch. We will work with the property owner to ensure the accommodations are comfortable for future guests. Our best, Beachview Realty
Verified review

10/10 Excellent

Liked: Cleanliness, check-in, communication, location, listing accuracy
We LOVED our stay. We have been coming to Newport for over 20 years. This was by far the cleanest place we have ever stayed. It is very spacious and the views were amazing.
Stayed 7 nights in Jul 2026
Response from VrboOwner on 10 Jul 2026
Thank you for your comments, Julie. Wonderful to hear that you loved your stay! Great to know you enjoyed the amazing views and found the home very spacious. It was our pleasure to host you and we hope to see you again. Kind regards, BVR
Verified review

10/10 Excellent

Liked: Cleanliness, check-in, communication, location, listing accuracy

On the beach vacay

Great stay right on the beach. Super clean and had all the basics provided. Boardwalk right outside the patio. You don't need a car....you can walk everywhere. Excellent stay! Thank you.
Stayed 4 nights in May 2022
Verified review

6/10 Okay

Liked: Cleanliness, communication, location, listing accuracy

Satisfactory

Perfect location! Could absolutely use updating.
Stayed 3 nights in May 2022
Verified review

10/10 Excellent

Liked: Cleanliness, check-in, communication, location, listing accuracy

Location Location Location!

Great property! Great weather! Great time with family!
Stayed 3 nights in May 2022
From a partner site

10/10 Excellent

Relaxing stay

Beachview realty was very easy to work with. The property was clean and the location was great.
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