The Tape
1080-1090 Westwood BlvdSold
UC Regents Paid $709/SF vs. $274 in July. What the Numbers Tell Me.
The UC Regents are buying up Westwood. In July they paid about $274 a foot for 16 Village buildings. Now they paid $709 a foot for one corner.
At a glance
closed Sept 2026
building area
on gross building SF
pre-war construction
Westwood Village
Storefront Retail / Office
LARSO, built 1943
above ULA threshold, seller-side hit
via Regency Village LLC
prior recorded owner
What matters
- The price.The corner at 1080 to 1090 Westwood Blvd sold for $8,000,000 in September 2026. That is $709.47 per SF of building on 11,276 SF, and about $1,148 per SF of land on Newmark's 6,970 SF lot.
- The story.This is the second Regents buy in the Village in about two months. Add the $49.8M Anderson deal and the Regents have put about $57.8M into these two Westwood deals. UC has also made bigger buys, like the Westside Pavilion for $700M and a South Bay office for $55M.
- The money math.In July the Regents paid about $274 per building foot. Here they paid $709. That is about 2.6 times more per foot for a small, clean corner.
- Location and demand.UCLA says its core campus is growing for the first time in nearly 100 years, with new classrooms, housing for grad students and faculty, and space for startups. Three tenants have left after UC buys. Aahs! closes here on Nov 3. It is the chain's last store.
What Happened
The seller was Jj Bhasin Investments LLC, run by Jack Bhasin of the Halloween Club.
The family held the corner for more than 20 years.
It sat on the market for 412 days.
The recorded buyer is Regency Village LLC. CoStar names the true buyer as The Regents of the University of California.
Bhasin told the Daily Bruin he sold to UC Investments in September.
The building is two stories of concrete, built in 1943, with shops below and offices above.
It sits on a signal corner at Westwood Blvd and Kinross Ave.
Aahs! The Ultimate Gift Store has been on this corner for over 40 years. It closes Nov 3, 2026.
Bhasin pointed to lower foot traffic, closed shops and parking.
"We've loved being in Westwood. It's been the most beautiful experience," Bhasin told the Daily Bruin.
Why Is the Village So Quiet?
In the past year, Broxton Brewery, Urban Outfitters, Sarah Leonard Fine Jewelers, Espresso Profeta and Corner Bakery have shut, the Daily Bruin reports. Aahs! closes Nov. 3. Both Regency theaters closed in 2024.
The Westwood Village Improvement Association put the Village's vacancy at 13% as of October 2025. Its director, Michael Russell, blamed more competition and crime. I think the real number is 30% from what I saw driving through there.
Bhasin pointed to fewer people walking by, closed shops and hard parking. "One business feeds off the other," he told the Daily Bruin.
A 2025 report for the group said Westwood's brand is "perceived as overly tied to UCLA." It said families and other adults "may not feel that Westwood has offerings that fit their needs."
There is some good news. The group says 15 new businesses opened in 2025. Raising Cane's and others are planned, and the Village Theatre is set to reopen.
Russell says many of the UC buildings are empty now. That makes him hopeful about what comes next.
So who is buying? Private buyers paid up in 2024 and 2025. But in 2026, the big buyer on the Village map is UC.
What I See as an Owner
The Regents paid 2.6 times more per foot here than in July. Small, clean corners that fill a gap can get a top price.
But one corner and a 16 building portfolio are not apples to apples. A big bulk deal almost always sells for less per foot.
UC may also value this corner more than a landlord who needs the rent to cover costs. UC can wait, and it may want the site for its own use.
Watch the tax roll. When UC owns a block, it may stop paying property tax. That can change the street and the city budget.
Watch the tenants. Urban Outfitters, Corner Bakery and now Aahs! are gone or going. Empty shops can come before new plans.
UC and UCLA have not said what they will do with each site.
If you own in Westwood Village, would you sell to the Regents now, or wait for them to need your corner? Tell me in the comments.
What Else Sold
1080 to 1090 Westwood Blvd: Sep 2026, $8,000,000, 11,276 building SF, $709/SF building, 6,970 land SF, $1,148/SF land. Buyer: UC Regents (via Regency Village LLC). Source: CoStar, Daily Bruin.
Anderson portfolio, 16 buildings: Jul 2026, $49,800,000, 181,855 building SF, $274/SF building, about 115,000 land SF (my estimate), about $432/SF land (my estimate). Buyer: UC Regents. Source: Commercial Observer, Atlas Brief.
1000 to 1010 Westwood Blvd (part of Anderson deal): Jul 2026, about $5,750,000, 64,491 building SF, about $89/SF building, land SF not public. Buyer: UC Regents. Source: Commercial Observer.
Holmby Hall, 921 Westwood Blvd: Oct 2025, $32,675,000, 50,790 building SF, $643/SF building, about 31,800 land SF (0.73 acre), about $1,028/SF land. Buyer: Private "legacy buyer". Source: Kidder Mathews, LA Times.
1001 Broxton Ave (CPK building): Jun 2024, $13,500,000, 17,086 building SF, $790/SF building, 9,829 land SF, $1,373/SF land. Buyer: Private 1031 buyer. Source: WESTMAC.
Here is what I see. The two private buys were single, leased, well known buildings. They sold for $643 and $790 a foot. UC's corner at $709 fits right in that range.
It is the bulk Anderson deal that looks cheap, not this corner.
The Team That Got It Done
Seller side: Jay Luchs, Executive Vice Chairman, Newmark. jay.luchs@nmrk.com, 310 407 6585.
James Nugent, Associate, Newmark. james.nugent@nmrk.com, 310 407 6584.
Buyer side: not disclosed.
Worked on this deal? I'd like to hear from you.
Sources
CoStar sale record. Newmark offering memo. Traded. Daily Bruin, Oct 6 and Oct 13, 2026. UCLA Newsroom. Commercial Observer. California Constitution Art. XIII Sec. 3(a). UC Policy G 38.
Land size: Newmark says 6,970 SF. CoStar shows about 0.17 acre, about $1,067 per SF of land.
Our earlier story: https://atlasbrief.la/atlas-brief/UC-REGENTS-BUYING
Photos: Newmark.
Write to David Safai at David@AtlasBrief.La
Appeared in the Oct. 26, 2026 edition of The Tape.