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Province San Gabriel Ca 1 of 12

Province

$2,998 – $5,199/mo

398 W Valley Blvd, San Gabriel, CA, 91776

What floor plans are available at Province?

Province currently lists 11 floor plans across 24 available units, from studio to three-bedroom, starting at $2,998/mo. 4 studios from $2,998 to $3,125/mo (484–670 sq ft), earliest move-in Aug 5. 11 one-bedrooms from $2,999 to $4,931/mo (651–1,351 sq ft), earliest move-in Jul 3. 5 two-bedrooms from $3,299 to $4,599/mo (988–1,352 sq ft), earliest move-in Aug 6. 4 three-bedrooms from $4,979 to $5,199/mo (1,787–1,924 sq ft), earliest move-in Aug 6. Prices checked September 24, 2026.

S2

Starting at $2,998

Studio • 1 Bath • 670 Sq Ft

3 available unitsPriceSq ftAvailableOpen unit
606$2,998670Aug 5
507$3,007670Apr 15
506$3,007670May 4

S1

Starting at $3,125

Studio • 1 Bath • 484 Sq Ft

1 available unitPriceSq ftAvailableOpen unit
332$3,125484Jul 29

A1

Starting at $2,999

1 Bedroom • 1 Bath • 651 Sq Ft

3 available unitsPriceSq ftAvailableOpen unit
532$2,999651Jan 26
611$3,281651Aug 7
511$3,181651Aug 10

A2

Starting at $3,100

1 Bedroom • 1 Bath • 810 Sq Ft

3 available unitsPriceSq ftAvailableOpen unit
633$3,100810Jul 3
333$3,206810Mar 27
533$3,306810Sep 28

A2.1

Starting at $3,175

1 Bedroom • 1 Bath • 810 Sq Ft

1 available unitPriceSq ftAvailableOpen unit
512$3,175810Sep 17

A2.2

Starting at $3,306

1 Bedroom • 1 Bath • 810 Sq Ft

3 available unitsPriceSq ftAvailableOpen unit
706$3,506810Aug 18
631$3,406810Aug 24
510$3,306810Sep 28

A6

Starting at $4,931

1 Bedroom • 1 Bath • 1,351 Sq Ft

1 available unitPriceSq ftAvailableOpen unit
105$4,9311,351Sep 25

B1

Starting at $3,299

2 Bedrooms • 2 Baths • 988 Sq Ft

4 available unitsPriceSq ftAvailableOpen unit
530$3,299988Aug 6
635$3,349988Aug 6
613$3,637988Jun 15
330$3,366988Aug 2

B2

Starting at $4,599

2 Bedrooms • 2 Baths • 1,352 Sq Ft

1 available unitPriceSq ftAvailableOpen unit
707$4,5991,352Aug 6

C1

Starting at $4,979

3 Bedrooms • 3 Baths • 1,787 Sq Ft

3 available unitsPriceSq ftAvailableOpen unit
309$4,9791,787Aug 6
509$4,9991,787Aug 6
609$5,0091,787Aug 6

C2

Starting at $5,199

3 Bedrooms • 3 Baths • 1,924 Sq Ft

1 available unitPriceSq ftAvailableOpen unit
208$5,1991,924Aug 6

What are the fees and lease terms at Province?

Rent at Province is $2,998 – $5,199 per month. The security deposit is $500. Monthly fees include Parking, Pest Control Services, and Pet Rent. Due at signing: Application Fee ($35), Holding Deposit (Refundable) ($250), and Pet Deposit (Refundable) ($500). The earliest listed move-in is Jan 26. Prices checked September 24, 2026.

  • Rent

    $2,998 – $5,199/mo
  • Security deposit

    $500
  • Earliest move-in

    Jan 26

Monthly fees

Parking

$100/mo

Pest Control Services

$2/mo

Pet Rent

$50/mo

Renters Liability Only

$15/mo

Utility - Billing Administrative Fee

$5.78/mo

Due at signing

Application Fee

$35

Holding Deposit (Refundable)

$250

Pet Deposit (Refundable)

$500

Security Deposit (Refundable)

$500

Utility - Vacant Processing Fee

$50

What amenities does Province have?

Province lists 10 amenities, including a gym and parking.

  • Courtyard

  • Fitness Center (Coming Soon!)

  • Golf Simulator (Coming Soon!)

  • Information Coming Soon!

  • Lounge

  • Multi-Purpose Room (Coming Soon!)

  • Parking

  • Skydeck With Outdoor Barbecue Stations

  • Smoke Free

  • Yoga Studio (Coming Soon!)


What do the amenities at Province look like?

  • Gym
  • Work space
  • Lobby
    3 photos

Where is Province?

Province is at 398 W Valley Blvd, San Gabriel, CA, 91776.

398 W Valley Blvd, San Gabriel, CA, 91776


What is the neighborhood around Province like?

From Province, the nearest coffee shop is Coffee Hanh Hoa (11-minute walk).

  • Nearest coffee shop

    Coffee Hanh Hoa · 11-minute walk

Residents give Province an A grade (about 4.7 out of 5) from 23 reviews. Residents consistently praise the property's excellent location with convenient walkability to restaurants, shops, and amenities in the San Gabriel area. The community features modern, well-maintained facilities including a gym, sky lounge, and parking structure, with responsive and friendly management staff.

4.70
Overall rating
Positive
Mixed
Neutral
Negative
Location5.0
Management5.0
Building Quality5.0
Amenities and Shared Spaces5.0

Residents consistently praise the property's excellent location with convenient walkability to restaurants, shops, and amenities in the San Gabriel area. The community features modern, well-maintained facilities including a gym, sky lounge, and parking structure, with responsive and friendly management staff. Overall satisfaction is very high, with the primary concern being occasional wayfinding challenges within the building design.

Residents consistently praise the property's location for its walkability and convenient access to dining, shopping, and grocery options. The area offers easy commute access to major roads and nearby commercial districts, with underground garage parking included in rent. Multiple residents highlighted relocating to this location specifically for its balance of accessibility and neighborhood appeal compared to more central urban areas.

Residents consistently praise the management and leasing staff for being friendly, responsive, and helpful throughout the leasing and move-in process. Office staff are noted for their professionalism, attentiveness to resident needs, and willingness to accommodate requests. Communication during tours and transitions is described as clear, informative, and unhurried, contributing to a welcoming overall experience.

Residents report the building as well-maintained and aesthetically pleasing with good management responsiveness. The property recently transitioned to residential use and features newer construction, though some finishing work remains ongoing. Location offers convenient walkability to nearby amenities and services.

This resident praised the property's well-maintained amenities and shared spaces, describing them as beautiful and modern with a consistently clean and comfortable environment. Staff were noted as friendly and helpful, and the location in DTLA offers convenient access to nearby shops, restaurants, and major roads.


Is Province walkable?

Province is very walkable (grade A), transit is minimal (grade F), and biking is not bikeable (grade F).

WALK

Very Walkable

TRANSIT

Minimal Transit

BIKE

Not Bikeable


What is Province like?

Elevated living in the Heart of San Gabriel Valley. Province is an upscale retreat where modern design meets a vibrant, suburban lifestyle.

Elevated living in the Heart of San Gabriel Valley. Province is an upscale retreat where modern design meets a vibrant, suburban lifestyle. Discover thoughtfully designed apartments and unmatched views from the Sky deck, all in a culturally rich neighborhood just moments from Pasadena and Downtown LA. Contact us today to find your next perfect home!


How big is Province?

Province is a 133-unit mid-rise.

  • Building

    Apartment · Mid-Rise
  • Total units

    133

What schools are near Province?

Child's World School is 0.3 miles from Province. 10 schools are listed nearby.

SchoolTypeLevelDistance

Child's World School

Private · Elementary
PrivateElementary0.3 mi

McKinley Elementary School

Public · Elementary
PublicElementary0.3 mi

Village Learning Lab Pre-School

Private · Preschool
PrivatePreschool0.7 mi

Options Head Start-McKinley

Private · Preschool
PrivatePreschool0.7 mi

Dewey Avenue Elementary School

Public · Elementary
PublicElementary0.7 mi

Gabrielino High School

Public · High
PublicHigh0.8 mi

St. Anthony

Private · Middle
PrivateMiddle0.9 mi

San Gabriel High School

Public · High
PublicHigh1.0 mi

Christ Centered Pasadena Christian School

Private · High
PrivateHigh1.0 mi

Total Child Preschool

Private · Elementary
PrivateElementary1.0 mi

How do I contact Province?

Province is managed by Greystar. Call 626-557-4664 to tour or ask about availability.