Located at 398 West Valley Boulevard in San Gabriel, California, this single-floor communal space combines a fully equipped kitchen, open dining area, and an impressive rooftop terrace into a cohesive, modern amenity. The interior is anchored by a striking kitchen outfitted with bold sage-green cabinetry that extends floor to ceiling, complemented by white quartz countertops, a marble-tiled backsplash, stainless steel appliances, and a central island with bar seating. Pendant lighting adds warmth overhead, while a herringbone-patterned wood floor runs throughout, lending texture and visual interest to the space. The adjoining dining and lounge area features a round dining table with contemporary leather chairs, a textured green accent wall with a mounted flat-screen display, and recessed lighting set within a coffered ceiling detail. Large sliding glass doors blur the boundary between indoors and out, opening directly onto a spacious rooftop terrace. The terrace is generously appointed with multiple seating arrangements, including rattan sofas, lounge chairs, and dining sets, all set beneath open California skies. Panoramic views of the surrounding San Gabriel Valley neighborhood make this outdoor space a standout feature of the property.
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Matterport 3D Exterior
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Total Monthly Price
$2,715 - $5,633
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Bedrooms
Studio - 3 bd
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Bathrooms
1 - 3 ba
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Square Feet
484 - 1,924 sq ft
Pricing & Floor Plans
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Unit 306price $2,715square feet 670availibility Now
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Unit 207price $2,738square feet 670availibility Now
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Unit 506price $3,115square feet 670availibility Now
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Unit 332price $3,233square feet 484availibility Now
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Unit 532price $3,289square feet 651availibility Now
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Unit 511price $3,289square feet 651availibility Now
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Unit 611price $3,389square feet 651availibility Now
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Unit 615price $3,310square feet 950availibility Now
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Unit 333price $3,314square feet 810availibility Now
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Unit 633price $3,514square feet 810availibility Now
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Unit 533price $3,414square feet 810availibility Sep 28
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Unit 631price $3,514square feet 810availibility Now
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Unit 706price $3,614square feet 810availibility Now
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Unit 510price $3,414square feet 810availibility Sep 28
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Unit 512price $3,283square feet 810availibility Oct 16
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Unit 323price $3,104square feet 875availibility Nov 7
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Unit 330price $3,474square feet 988availibility Now
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Unit 530price $3,574square feet 988availibility Now
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Unit 613price $3,745square feet 988availibility Now
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Unit 707price $5,268square feet 1,352availibility Now
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Unit 309price $5,308square feet 1,787availibility Now
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Unit 509price $5,408square feet 1,787availibility Now
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Unit 609price $5,508square feet 1,787availibility Now
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Unit 208price $5,483square feet 1,924availibility Now
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Unit 508price $5,633square feet 1,924availibility Now
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Unit 306price $2,715square feet 670availibility Now
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Unit 207price $2,738square feet 670availibility Now
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Unit 506price $3,115square feet 670availibility Now
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Unit 332price $3,233square feet 484availibility Now
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Unit 532price $3,289square feet 651availibility Now
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Unit 511price $3,289square feet 651availibility Now
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Unit 611price $3,389square feet 651availibility Now
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Unit 615price $3,310square feet 950availibility Now
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Unit 333price $3,314square feet 810availibility Now
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Unit 633price $3,514square feet 810availibility Now
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Unit 533price $3,414square feet 810availibility Sep 28
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Unit 631price $3,514square feet 810availibility Now
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Unit 706price $3,614square feet 810availibility Now
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Unit 510price $3,414square feet 810availibility Sep 28
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Unit 512price $3,283square feet 810availibility Oct 16
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Unit 323price $3,104square feet 875availibility Nov 7
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Unit 330price $3,474square feet 988availibility Now
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Unit 530price $3,574square feet 988availibility Now
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Unit 613price $3,745square feet 988availibility Now
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Unit 707price $5,268square feet 1,352availibility Now
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Unit 309price $5,308square feet 1,787availibility Now
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Unit 509price $5,408square feet 1,787availibility Now
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Unit 609price $5,508square feet 1,787availibility Now
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Unit 208price $5,483square feet 1,924availibility Now
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Unit 508price $5,633square feet 1,924availibility Now
Fees and Policies
The fees listed below are community-provided and may exclude utilities or add-ons. All payments are made directly to the property and are non-refundable unless otherwise specified. Use the Cost Calculator to determine costs based on your needs.
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Utilities & Essentials
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Parking FeeAmount for parking space/services. May be subject to availability. Charged per unit.$100 / mo
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Pest Control ServicesAmount for pest control services. Charged per unit.$2 / mo
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Utility - Billing Administrative FeeAmount to manage utility services billing. Charged per unit.$5.78 / mo
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Utility - Electric - Third PartyUsage-Based (Utilities). Amount for provision and consumption of electric paid to a third party. Charged per unit. Payable to 3rd PartyVaries / mo
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Utility - Natural Gas - Third PartyUsage-Based (Utilities). Amount for provision and consumption of natural gas paid to a third party. Charged per unit. Payable to 3rd PartyVaries / mo
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Utility - Water/Sewer - Third PartyUsage-Based (Utilities). Amount for provision and consumption of water/sewer paid to a third party. Charged per unit. Payable to 3rd PartyVaries / mo
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Trash Services - CAUsage-Based (Utilities). Trash services provided only in California. Charged per unit.
Disclaimer: Utility apportionment is allocation: divided eq per unit.Varies / mo
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One-Time Basics
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Due at Application
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Holding Deposit (Refundable)Amount to hold rental home off the market at time of application. Amount applied to security deposit and/or amounts owed upon application approval. Refundable per terms of application. Charged per unit.$250
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Application FeeAmount to process application, initiate screening, and take a rental home off the market. Charged per applicant.$35
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Due at Application
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Dogs
Restrictions:Rottweiler, doberman pinscher, pit bull terrier, staffordshire terrier, chow, presa canarias, akita, alaskan malamute, wolf hyrbid or any mix thereof.Read More Read Less
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Cats
Restrictions:
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Pet Fees
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Pet Deposit (Refundable)Max of 1. Amount for pet living in rental home. May be assessed per pet or per rental home, based on lease requirements. Refunds processed per lease terms. Charged per pet.$500
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Pet RentMax of 2. Monthly amount for authorized pet. Charged per pet.$50 / mo
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Parking
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Renters Liability OnlyAmount for required Renters Liability Policy. Charged per unit.$15 / mo
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Access Device - ReplacementAmount to obtain a replacement access device for community; fobs, keys, remotes, access passes. Charged per occurrence.$100 / occurrence
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Utility - Vacant Processing FeeAmount for failing to transfer utilities into resident name. Charged per occurrence.$50 / occurrence
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Late FeeAmount for paying after rent due date; per terms of lease. Charged per occurrence.$50 / occurrence
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Utility - Vacant Cost RecoveryUsage-Based (Utilities). Amount for utility usage not transferred to resident responsibility any time during occupancy. Charged per occurrence.Varies / occurrence
Property Fee Disclaimer: Total Monthly Leasing Price includes base rent, all monthly mandatory and any user-selected optional fees. Excludes variable, usage-based, and required charges due at or prior to move-in or at move-out. Security Deposit may change based on screening results, but total will not exceed legal maximums. Some items may be taxed under applicable law. Some fees may not apply to rental homes subject to an affordable program. All fees are subject to application and/or lease terms. Prices and availability subject to change. Resident is responsible for damages beyond ordinary wear and tear. Resident may need to maintain insurance and to activate and maintain utility services, including but not limited to electricity, water, gas, and internet, per the lease. Additional fees may apply as detailed in the application and/or lease agreement, which can be requested prior to applying. Pets: Pet breed and other pet restrictions apply. Rentable Items: All Parking, storage, and other rentable items are subject to availability. Final pricing and availability will be determined during lease agreement. See Leasing Agent for details.
Details
Lease Options
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12 - 18 Month Leases
Property Information
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Built in 2024
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133 units/5 stories
Matterport 3D Tours
Select a unit to view pricing & availability
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About Province
Province is an upscale retreat where modern design meets a vibrant, suburban lifestyle. Discover thoughtfully designed apartments and unmatched views from the Skydeck, all in a culturally rich neighborhood just moments from Pasadena and Downtown LA.
Province is an apartment community located in Los Angeles County and the 91776 ZIP Code. This area is served by the San Gabriel Unified School District attendance zone.
San Gabriel carries more than 250 years of history and a well-earned reputation as one of Southern California's most celebrated food destinations -- all about 10 miles northeast of Downtown Los Angeles. The city draws visitors from across the region for its dining scene of many cuisines, including Taiwanese, Cantonese, and Szechuan, while its quiet residential streets keep daily life feeling unhurried. The Mission District anchors the city's cultural identity, and neighborhoods near San Gabriel Boulevard and the surrounding plazas put groceries, restaurants, and local services within easy reach without requiring a car for every errand.
Renters will find apartment communities scattered throughout the city, mostly low-rise and two- to three-story construction that keeps the scale suburban and walkable.
Learn more about living in San GabrielCompare neighborhood and city base rent averages by bedroom.
| San Gabriel Valley | San Gabriel, CA | |
|---|---|---|
| Studio | $1,656 | $1,870 |
| 1 Bedroom | $1,885 | $1,831 |
| 2 Bedrooms | $2,262 | $2,251 |
| 3 Bedrooms | $2,731 | $3,076 |
| Monday | 9am - 6pm |
|---|---|
| Tuesday | 9am - 6pm |
| Wednesday | 9am - 6pm |
| Thursday | 9am - 6pm |
| Friday | 9am - 6pm |
| Saturday | 9am - 6pm |
| Sunday | Closed |
| Colleges & Universities | Distance | ||
|---|---|---|---|
| Colleges & Universities | Distance | ||
| Drive: | 8 min | 4.6 mi | |
| Drive: | 12 min | 5.2 mi | |
| Drive: | 14 min | 5.2 mi | |
| Drive: | 10 min | 5.2 mi |
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Data provided by GreatSchools.org © 2026. All rights reserved.
Transportation options available in San Gabriel include South Pasadena, located 4.8 miles from Province. Province is near Bob Hope, located 23.3 miles or 31 minutes away, and Long Beach (Daugherty Field), located 23.6 miles or 34 minutes away.
| Transit / Subway | Distance | ||
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| Transit / Subway | Distance | ||
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Drive: | 12 min | 4.8 mi |
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Drive: | 10 min | 5.5 mi |
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Drive: | 12 min | 5.5 mi |
| Drive: | 9 min | 6.9 mi | |
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Drive: | 11 min | 7.4 mi |
| Commuter Rail | Distance | ||
|---|---|---|---|
| Commuter Rail | Distance | ||
| Drive: | 9 min | 5.7 mi | |
| Drive: | 14 min | 6.8 mi | |
| Drive: | 11 min | 8.4 mi | |
| Drive: | 16 min | 11.2 mi | |
| Drive: | 15 min | 12.6 mi |
| Airports | Distance | ||
|---|---|---|---|
| Airports | Distance | ||
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Bob Hope
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Drive: | 31 min | 23.3 mi |
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Long Beach (Daugherty Field)
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Drive: | 34 min | 23.6 mi |
Scores provided by
What do Walkability, Transit, Drivability, and Bikeability mean?
Walkability measures the walking distance to day-to-day needs.
Transit measures access to public transportation.
Drivability measures congestion, parking availability, and access to major roads.
Bikeability measures the suitability for cycling.
How It Works
Traffic
BusyAirport
CalmBusinesses
ActiveScores provided by
HowLoud What is a Sound Score Rating? A Sound Score Rating aggregates noise caused by vehicle traffic, airplane traffic and local sources. How It WorksTime and distance from Province.
| Shopping Centers | Distance | ||
|---|---|---|---|
| Shopping Centers | Distance | ||
| Walk: | 2 min | 0.0 mi | |
| Walk: | 2 min | 0.2 mi | |
| Walk: | 2 min | 0.2 mi |
| Parks and Recreation | Distance | ||
|---|---|---|---|
| Parks and Recreation | Distance | ||
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Huntington Botanical Gardens
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Drive: | 13 min | 4.5 mi |
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Whittier Narrows Recreation Area
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Drive: | 11 min | 5.1 mi |
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Whittier Narrows Nature Center
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Drive: | 13 min | 6.9 mi |
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Los Angeles County Arboretum
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Drive: | 15 min | 7.2 mi |
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Audubon Center at Debs Park
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Drive: | 15 min | 10.7 mi |
| Hospitals | Distance | ||
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| Hospitals | Distance | ||
| Drive: | 4 min | 1.8 mi | |
| Drive: | 3 min | 2.0 mi | |
| Drive: | 5 min | 2.4 mi |
| Military Bases | Distance | ||
|---|---|---|---|
| Military Bases | Distance | ||
| Drive: | 34 min | 26.2 mi | |
| Drive: | 38 min | 27.3 mi | |
| Drive: | 44 min | 30.7 mi |
Province Photos
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Province
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SkyDeck
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SkyDeck Kitchen
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Resident Lounge
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Models
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Studio
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Studio
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Studio - 670SF
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1 Bedroom
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1 Bedroom
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1 Bedroom
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Province does not offer in-unit laundry or shared facilities. Please contact the property to learn about nearby laundry options.
Utilities are not included in rent. Residents should plan to set up and pay for all services separately.
Parking is available at Province. Contact this property for details.
Province has studios to three-bedrooms with rent ranges from $2,715/mo. to $5,633/mo.
Yes, Province welcomes pets. Breed restrictions, weight limits, and additional fees may apply. View this property's pet policy.
A good rule of thumb is to spend no more than 30% of your gross income on rent. Based on the lowest available rent of $2,715 for a studio, you would need to earn about $108,600 per year to qualify. Want to double-check your budget? Calculate how much rent you can afford with our Rent Affordability Calculator.
Province is offering Specials for eligible applicants, with rental rates starting at $2,715.
Yes! Province offers 6 Matterport 3D Tours. Explore different floor plans and see unit level details, all without leaving home.
398 W Valley Blvd
San Gabriel, CA 91776