The Mar Vista Oval District is one of the most distinctive and character-rich pockets on the Westside, often affectionately called the Beverly Hills of Mar Vista. Instantly recognizable on a map by the graceful oval formed by Marcasel Avenue and East Boulevard between Venice Boulevard and Washington Boulevard, this small enclave feels like its own self-contained neighborhood. Originally laid out around 1912 as the Palm Place development, the area was carved out of walnut orchards and farmland along the old Venice Short Line tracks (now Venice Boulevard). It also once contained one of the oldest eucalyptus groves in Los Angeles, and that early emphasis on trees and landscape still defines the Oval today.
Driving or walking through the district, the first thing you notice is the sense of space. Lots in the Oval District are generally larger than standard Mar Vista parcels, with wide, gently curved streets, generous setbacks, and substantial single-family homes. Many of the streets are lined with century-old Canary Island palms and mature shade trees, creating a park-like canopy that immediately sets the area apart from its surroundings. Architecturally, the neighborhood is an appealing blend: early 20th-century homes with classic details, 1940s–50s ranches, and thoughtful modern replacements all coexist, but the scale and rhythm stay remarkably cohesive. The result is a gracious, established “old LA” residential setting that feels both upscale and welcoming.
Lifestyle is a major part of the Oval’s appeal. Residents enjoy the quiet, tucked-away feel of a traditional residential district while staying firmly in the middle of Mar Vista’s core. Venice and Washington Boulevards are just outside the oval with easy access to local cafés, shops, schools, and transit, and it’s a quick drive to the beach, Culver City, Santa Monica, and the rest of the Westside. For buyers who want larger lots, mature landscaping, and a classic, tree-lined streetscape, without sacrificing the everyday convenience of Mar Vista, the Mar Vista Oval District offers a rare combination of history, character, and location.
