Hospitality — Summer 2026 · Westside Restaurant Opportunities · Santa Monica · Venice · Abbot Kinney · Brentwood · Culver City · Mar Vista
OfficeRE310 · Westside Hospitality Brief Vol. 01 · Summer 2026

Hospitality

Summer 2026

A curated look at turnkey restaurant spaces on the Westside — where kitchens are already vented, hoods are already in, and new concepts are quietly laying roots. From Abbot Kinney to the Hull Building, Main Street to Grand View, this is where the next great room opens.

SANTA MONICA VENICE ABBOT KINNEY BRENTWOOD CULVER CITY MAR VISTA SMO / PENMAR
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The Brief · Letter From The Floor

Where new concepts
are laying roots.

The Westside enters Summer 2026 with two tailwinds at once: World Cup & LA28 on the horizon, and a generation of operators finally choosing community over foot-traffic. The result — a tight ring of neighborhoods where the right second-generation room can open in six to eight weeks instead of twelve months, and where rent comps still pencil for a chef-driven concept.

$55–110
Base PSF/yr · Santa Monica restaurant range
$47
Mid-line PSF/yr · Abbot Kinney comp
~$63
Avg PSF/yr · Mar Vista restaurant lease
4–8 wks
Open timeline · 2nd-gen vs cold shell
01
Venice · Abbot Kinney

The Boulevard Box

1306 ABBOT KINNEY BLVD, VENICE, CA 90291
OPEN MAP PIN
Approx Size
~1,400 SF
Infrastructure
Full Kitchen
Term
6–22 Mo +
Best Street
On AK · Core Block

The Market

Abbot Kinney was famously dubbed “The Coolest Block in America,” and Summer 2026 has not dulled it: the boulevard still pulls a high-spend mix of local creatives, tourists, and weekend day-trippers. Recent neighborhood arrivals — RVR, Barrique, Market, La Isla Bonita — have re-energized the strip’s independent dining identity.

The Space

Two-level corridor property at the center of Abbot Kinney, two blocks from the shoreline. Upper level offers a complete kitchen with three flexible rooms and bath; ground floor is a white-box brand gallery flowing into a private sunlit courtyard. Configurable as a single turnkey hospitality footprint or split into restaurant + retail activation.

HOOD + KITCHENCOURTYARD2-LEVELTURNKEY

Numbers At A Glance

MetricDetail
Prior tenantThemed plant-based cafe concept — Yelp listed CLOSED
Time off active F&B useMulti-year window — room repositioned through flex hospitality activations
Mid-line PSF (AK comp)~$47.40/SF/yr base, NNN add-on typical
Median monthly retail rent (AK)~$30,000 / mo on six-month flex deals
Last comparable trade on AK$4M–$6M+ range, recent cycles

Openings & Closures Nearby

New on AK: Truly Pizza (1239 AK, ~4,655 SF, 130 seats); BADMAASH (1616 AK, 3rd LA outpost); Emma Chamberlain Coffee. Pipeline: Venice Place 78-room hotel project at the boulevard’s northern end.

Anecdotal · The Vibe
Abbot Kinney still works because operators here treat the boulevard like a stage — short, walkable, and unforgiving of mediocre rooms.— A boulevard operator
Concept Fit

What Could Open Here

  • Coastal Mediterranean small-plates + natural wine
  • Japanese listening bar / vinyl + omakase counter
  • Modern Levantine brunch & dinner with courtyard
  • Chef-driven seafood “shack” — Venice/Baja crossover
Boards Are Saying

Local chatter consistently asks for “quieter, chef-led rooms” on AK. 2026 trend pieces also flag “casual bar steaks” and music-forward dining as Westside-friendly formats.

02
Culver City · Hull Building · Downtown Core

The Hull Building Room

9543 CULVER BLVD, CULVER CITY, CA 90232
OPEN MAP PIN
Type
2nd-Gen Restaurant + Bar
Provenance
Historic Hull Building (1924)
Prior Run
18 Years · 1,700+ Reviews
Best Street
Heart of Downtown CC

The Market

Downtown Culver City is in the middle of its strongest hospitality cycle in a decade. IKEA’s smaller-format city-center store opened at Helms in Spring 2026, anchoring a wave of new tenants — Hayama by WATAMI (flame-grilled yakitori & sushi) and Folks Pizzeria (OC import). Studios + creative-office demand (Amazon, Apple-adjacent, HBO/Max) continues to feed the dinner check. Culver Public Market at Washington & Centinela restarted construction with Smog City Brewery and Churrería El Moro signed.

The Space

A storied second-generation restaurant + bar + marketplace inside Culver City’s historic Hull Building (1924). Full hood, dual kitchen lines, bar program build-out, marketplace retail frontage. Footprint configures cleanly as a 70–110 seat dinner room with a bar, or as a hybrid dinner + market concept.

HOOD + DUAL KITCHENBAR BUILD-OUTMARKETPLACE FRONTAGEHISTORIC SHELL

Numbers At A Glance

MetricDetail
Prior tenantLong-tenured chef-driven New American restaurant, bar & marketplace — Yelp 1,758 reviews · OpenTable 3,782 reviews · closed Oct 5, 2025 after 18 years
Time on marketAvailable since Q4 2025 — < 12 months on market entering Summer 2026
Submarket PSF$48–$80 PSF/yr base · NNN add
Building heritageHistoric Hull Building (1924), downtown Culver City
Prior trade (area comp)Downtown CC mixed-use comps high single-digit-million range

Openings & Closures Nearby

New / pipeline: Hayama by WATAMI & Folks Pizzeria at Helms; IKEA Helms (Spring 2026); Culver Public Market construction restarted (Smog City Brewery, Churrería El Moro signed). Recent closures: Citizen Public Market food hall (final day Nov 2, 2025, after 5 years); Bang Bang Noodles Culver City (closed June 30, 2025).

Anecdotal · The Vibe
Culver has turned into a true neighborhood-eats town again. The diners are local, repeat, and tolerant of a soft-launch. You don’t need a spectacle here — you need a room that works on a Tuesday.— A long-time downtown CC operator
Concept Fit

What Could Open Here

  • Wood-fired Italian — bistro, not “concept-y”
  • Cal-Asian (Piccalilli-style) tasting + bar program
  • Pan-Mediterranean rotisserie + natural wine
  • Sicilian / Roman pizza al taglio + aperitivo bar
Why Now

An 18-year tenured front-of-house infrastructure is the difference between opening in a season and opening in a year. With IKEA at Helms drawing weekend foot from outside the submarket, the Hull Building inherits both the neighborhood and the visitor.

03
Santa Monica · Main Street

The Main Street Corner

2941 MAIN STREET, SANTA MONICA, CA 90405 (+ 2700–3000 CLUSTER)
OPEN MAP PIN
Approx Size Band
1,500–3,500 SF
Infrastructure
Hood · 2nd-Gen
Demo
Local / Walk-Up
Best Stretch
North of Rose

The Market

Main Street is Santa Monica’s most consistent neighborhood corridor — high local repeat, walkable from Ocean Park and Sunset Park, and insulated from the Promenade’s chain churn. Recent activity: two Main Street eateries closed in early 2026; a Canada-based dessert chain has taken the former Holey Grail Donuts space; Vivibowl is planning a take-out room on the nearby Third Street Promenade. Operators are choosing this corridor for community over foot-traffic.

The Space

The opportunity is a small cluster of recently-vacated 2nd-gen rooms in the 2700–3000 block of Main Street. Footprints typically 1,500–3,500 SF with hood + kitchen in place, frequently with patio rights leveraged under the city’s Al Fresco ordinance.

HOOD + KITCHENAL FRESCO PATIOWALK-UP2ND-GEN

Numbers At A Glance

MetricDetail
Featured room: 2941 Main StLounge / late-night restaurant footprint — Yelp 112 reviews — listed CLOSED
Cluster: 2700–3000 blockMultiple 2nd-gen rooms turning over together — operator opportunity is the cluster
Santa Monica restaurant PSF$55–$110/SF/yr base · NNN $15–$28/SF/yr
Available stock (SM, 2,500–5,000 SF)~22 active listings; ~44 SM restaurant listings overall
Open timeline (2nd-gen)4–8 weeks vs. 12+ for cold shell
City responseSM approved 8-point ~$3M economic recovery toolkit in 2026

Openings & Closures Nearby

New tenants: La Diperie (Canadian dessert chain, former donut spot); Vivibowl (Promenade); Raising Cane’s (1401 Third, Summer 2026); Taco Bell Cantina has filed permits at 318 Santa Monica Blvd. Recent closures (broader SM): The Misfit (Clock Tower, 225 Santa Monica Blvd — closed April 18, 2026 after 15 years, 4,720 Yelp reviews); Britannia Pub (closing July 2026 as lease expires); two Main Street eateries closed early 2026. Promenade vacancy ~30%.

Anecdotal · The Vibe
Main Street rewards operators who show up for the neighborhood. The diners here would rather you remember their kid’s name than win a list.— A Main Street veteran chef
Concept Fit

What Could Open Here

  • All-day cafe + bakery hybrid (Tartine-style overflow)
  • Casual bar steaks — 2026’s clearest national trend
  • Neighborhood Thai / Holy Basil-adjacent format
  • Wine bar with a tight, repeatable menu
Why Now

Tourism re-acceleration into World Cup + LA28 is already pushing operator activity. The window to take a 2nd-gen room before the 2027 ramp is right now.

04
Mar Vista · Grand View Blvd

The Grand View Room

3817 GRAND VIEW BLVD, MAR VISTA, CA 90066
OPEN MAP PIN
Approx Size Band
1,200–2,400 SF
Infrastructure
Hood · Vented
Demo
Local · Daypart
Best Stretch
Grand View Corner

The Market

Mar Vista quietly became one of the Westside’s most interesting food neighborhoods. Fatty Mart — Chef David Kuo’s transformation of the old Grand View Market into a multi-concept space (Fatty Slice + Korean BBQ plates) — anchors the corridor, with Hatchet Hall, Little Fatty, Taverna at the Mar Vista, Rasselbock, and N17 The Lane within walking distance. Sunday Mar Vista Farmers Market (3826 Grand View) sits steps away.

The Space

A small-format 2nd-gen footprint on the 3800 block of Grand View, near established Italian + pasta operators. Hood and basic kitchen line in place; configuration suits an owner-operator chef who wants a 30–50 seat room, walk-up counter, or a tight bar-driven concept.

HOOD + KITCHENWALK-UPSMALL FORMATCHEF-DRIVEN

Numbers At A Glance

MetricDetail
Prior tenantNeighborhood American restaurant — Yelp 473 reviews · 398 photos · listed CLOSED
Time on marketLong-vacant — well-documented Yelp closure; room teed up for the right operator
Mar Vista PSF (restaurant avg)~$63/SF/yr base · NNN add
Active restaurant listings~25 (Mar Vista)
Prior trade (Grand View block)Low- to mid-single-digit-million range

Openings & Closures Nearby

The marquee opening: Fatty Mart — Chef David Kuo’s full transformation of the old Grand View Market (12210 Venice Blvd) into a multi-concept room with Fatty Slice and Korean BBQ plates. The reboot reset what locals expect from this corridor. Adjacent strength: Taverna at the Mar Vista (12249 Venice Blvd), Rasselbock Kitchen, N17 The Lane all running strong; Sunday Mar Vista Farmers Market (3826 Grand View) anchors daytime traffic.

Anecdotal · The Vibe
Mar Vista doesn’t want another “destination.” It wants the third place — the spot you go on a Tuesday because the bartender knows you.— A Mar Vista regular
Concept Fit

What Could Open Here

  • Single-protein concept — chicken, fish, or pasta done one way
  • All-day coffee → wine bar conversion
  • Korean comfort plates (Fatty halo)
  • Small omakase + sake counter
Boards Are Saying

Recurring asks on neighborhood boards: a real bakery, a real pho/ramen shop, a sit-down sushi room. The demand is for density, not novelty.

05
Brentwood · San Vicente

The San Vicente Storefront

11648 SAN VICENTE BLVD, LOS ANGELES, CA 90049 (+ 11700–12000 CLUSTER)
OPEN MAP PIN
Approx Size Band
2,000–4,500 SF
Infrastructure
Hood · 2nd-Gen
Demo
High-Income
Best Stretch
Bundy → Barrington

The Market

The San Vicente corridor through Brentwood is in the middle of a hospitality re-tenant. Neighborly (food hall, ~12,000 SF at 11770 San Vicente) gathers a celebrated cookbook author, an Armenian grill, a music-driven concept, and a Sicilian pizza partner. Pérse is preparing a new room at 11677 San Vicente (Brentwood Gardens, third floor). The h.wood Group has announced new Brentwood + WeHo venues. Montana’s is slated at 11920 San Vicente (early 2027).

The Space

A 2,000–4,500 SF 2nd-gen restaurant footprint within the San Vicente Plaza / Brentwood Town Center retail ecosystem. Hood & kitchen retained from prior full-service tenancy, with patio and frontage on San Vicente.

HOOD + KITCHENSAN VICENTE FRONTAGEPATIO2ND-GEN

Numbers At A Glance

MetricDetail
Prior tenant (11648 San Vicente)James Beard–recognized chef-driven Mediterranean room — opened as Tavern in 2008, rebranded mid-cycle — closed Aug 1, 2025 after 16 years
Time on marketCame available Aug 2025 — < 12 months on market entering Summer 2026
Cluster activity11648 (former Tavern/AOC), 11770 (Neighborly, ~12,000 SF), 11677 (Pérse), 11920 (Montana’s, 2027), 11930 (longtime Italian, Yelp listed closed)
Brentwood restaurant PSF$60–$110/SF/yr base · NNN add
Build-out savings$150K–$400K typical vs cold shell

Openings & Closures Nearby

New / pipeline: Neighborly food hall (~12,000 SF at 11770), Pérse at 11677 (Brentwood Gardens), h.wood Group's announced Brentwood venue, Montana’s at 11920 (early 2027). Recent closures: 16-year Mediterranean flagship at 11648 (closed Aug 1, 2025, post-pandemic costs cited); longtime Italian at 11930 (Yelp listed closed, 247 reviews).

Anecdotal · The Vibe
San Vicente is the rare Westside corridor where the customer will come three nights a week if you serve them well. The rebuild here is chef-driven, not concept-driven.— A Brentwood operator
Concept Fit

What Could Open Here

  • Chef-driven Italian (Ospi adjacency)
  • Steak + raw bar — 2026 “casual bar steaks” trend
  • Modern Japanese — robata + sake program
  • Plant-forward fine-casual (PLANTA halo)
Why Now

Get into a 2nd-gen room before Neighborly + Pérse + Montana’s reset market rents on the block.

06
Santa Monica Airport · Penmar Edge

The Airport-Adjacent Workshop

SMO & PENMAR CORRIDOR, SANTA MONICA / VENICE BORDER, CA 90405
OPEN MAP PIN
Approx Size Band
1,500–4,800 SF
Type
Creative + F&B Hybrid
Hood Status
Existing on select
Best Stretch
Airport Ave / Rose

The Market

The Santa Monica Airport non-aviation property pool sits in a unique pocket of the Westside — adjacent to Penmar, Sunset Park, and the northern edge of Venice, with a creative-tenant base that has long drawn coffee, bakery, and chef-driven F&B users. City of Santa Monica continues to publish active commercial leasing opportunities on city-owned property; the area’s creative-office density (architecture, design, post-production) drives a strong daytime daypart.

The Space

Representative opportunity is a 2nd-gen F&B unit within the city-managed inventory or in a Penmar-edge private building, with existing hood + kitchen retained from a prior cafe / catering / chef-driven concept. Suits an operator who wants creative-class lunch + early dinner volume without paying Promenade rents.

HOOD + KITCHENCREATIVE BASEDAYTIME LUNCHVALUE PSF

Numbers At A Glance

MetricDetail
SMO / Penmar PSFMaterially below SM core retail — meaningful discount vs Main & Promenade
Inventory poolCity-owned SMO non-aviation inventory + private Penmar / Rose corridor
Prior use (representative)Cafe / catering kitchen / chef-driven daytime concepts (anchor comp: The Penmar)
Closure horizonSMO closure reaffirmed end-of-2028
Prior trade (area comps)Penmar-edge mixed-use parcels — mid-to-high single-digit-million for full buildings

Openings & Closures Nearby

Recent activity: The Penmar restaurant inside Penmar Golf Course continues to anchor day-to-dinner traffic with a strong all-day program. Macro context: SMO scheduled to close December 31, 2028 — non-aviation leases written now position an operator at the front of the campus repositioning.

Anecdotal · The Vibe
Penmar / SMO is where you put the concept that doesn’t need a sign on the boulevard. The customers find you because the neighborhood is looking for you.— A Sunset Park-based operator
Concept Fit

What Could Open Here

  • Bakery + lunch counter — design-studio lunch base
  • Wine bar / wine shop hybrid
  • Creative-class commissary + small dining room
  • Coffee → cocktail conversion (day-to-night)
Why Now

Discounted PSF to SM core, plus the city’s ongoing repositioning of the airport campus, makes this the corridor with the most upside per dollar of rent on the Westside.

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HOSPITALITY · SUMMER 2026 · OFFICERE310 WESTSIDE · LOS ANGELES · CALIFORNIA