S2
Starting at $2,998
Studio • 1 Bath • 670 Sq Ft
| 3 available units | Price | Sq ft | Available | Open unit |
|---|---|---|---|---|
| 606 | $2,998 | 670 | Aug 5 | |
| 507 | $3,007 | 670 | Apr 15 | |
| 506 | $3,007 | 670 | May 4 |
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$2,998 – $5,199/mo
398 W Valley Blvd, San Gabriel, CA, 91776Province 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.
Starting at $2,998
Studio • 1 Bath • 670 Sq Ft
| 3 available units | Price | Sq ft | Available | Open unit |
|---|---|---|---|---|
| 606 | $2,998 | 670 | Aug 5 | |
| 507 | $3,007 | 670 | Apr 15 | |
| 506 | $3,007 | 670 | May 4 |
Starting at $3,125
Studio • 1 Bath • 484 Sq Ft
| 1 available unit | Price | Sq ft | Available | Open unit |
|---|---|---|---|---|
| 332 | $3,125 | 484 | Jul 29 |
Starting at $2,999
1 Bedroom • 1 Bath • 651 Sq Ft
| 3 available units | Price | Sq ft | Available | Open unit |
|---|---|---|---|---|
| 532 | $2,999 | 651 | Jan 26 | |
| 611 | $3,281 | 651 | Aug 7 | |
| 511 | $3,181 | 651 | Aug 10 |
Starting at $3,100
1 Bedroom • 1 Bath • 810 Sq Ft
| 3 available units | Price | Sq ft | Available | Open unit |
|---|---|---|---|---|
| 633 | $3,100 | 810 | Jul 3 | |
| 333 | $3,206 | 810 | Mar 27 | |
| 533 | $3,306 | 810 | Sep 28 |
Starting at $3,175
1 Bedroom • 1 Bath • 810 Sq Ft
| 1 available unit | Price | Sq ft | Available | Open unit |
|---|---|---|---|---|
| 512 | $3,175 | 810 | Sep 17 |
Starting at $3,306
1 Bedroom • 1 Bath • 810 Sq Ft
| 3 available units | Price | Sq ft | Available | Open unit |
|---|---|---|---|---|
| 706 | $3,506 | 810 | Aug 18 | |
| 631 | $3,406 | 810 | Aug 24 | |
| 510 | $3,306 | 810 | Sep 28 |
Starting at $4,931
1 Bedroom • 1 Bath • 1,351 Sq Ft
| 1 available unit | Price | Sq ft | Available | Open unit |
|---|---|---|---|---|
| 105 | $4,931 | 1,351 | Sep 25 |
Starting at $3,299
2 Bedrooms • 2 Baths • 988 Sq Ft
| 4 available units | Price | Sq ft | Available | Open unit |
|---|---|---|---|---|
| 530 | $3,299 | 988 | Aug 6 | |
| 635 | $3,349 | 988 | Aug 6 | |
| 613 | $3,637 | 988 | Jun 15 | |
| 330 | $3,366 | 988 | Aug 2 |
Starting at $4,599
2 Bedrooms • 2 Baths • 1,352 Sq Ft
| 1 available unit | Price | Sq ft | Available | Open unit |
|---|---|---|---|---|
| 707 | $4,599 | 1,352 | Aug 6 |
Starting at $4,979
3 Bedrooms • 3 Baths • 1,787 Sq Ft
| 3 available units | Price | Sq ft | Available | Open unit |
|---|---|---|---|---|
| 309 | $4,979 | 1,787 | Aug 6 | |
| 509 | $4,999 | 1,787 | Aug 6 | |
| 609 | $5,009 | 1,787 | Aug 6 |
Starting at $5,199
3 Bedrooms • 3 Baths • 1,924 Sq Ft
| 1 available unit | Price | Sq ft | Available | Open unit |
|---|---|---|---|---|
| 208 | $5,199 | 1,924 | Aug 6 |
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/moSecurity deposit
$500Earliest move-in
Jan 26Parking | $100/mo |
Pest Control Services | $2/mo |
Pet Rent | $50/mo |
Renters Liability Only | $15/mo |
Utility - Billing Administrative Fee | $5.78/mo |
Application Fee | $35 |
Holding Deposit (Refundable) | $250 |
Pet Deposit (Refundable) | $500 |
Security Deposit (Refundable) | $500 |
Utility - Vacant Processing Fee | $50 |
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!)
Province is at 398 W Valley Blvd, San Gabriel, CA, 91776.
398 W Valley Blvd, San Gabriel, CA, 91776
From Province, the nearest coffee shop is Coffee Hanh Hoa (11-minute walk).
Nearest coffee shop
Coffee Hanh Hoa · 11-minute walkResidents 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.
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.
Province is very walkable (grade A), transit is minimal (grade F), and biking is not bikeable (grade F).
A
Very Walkable
F
Minimal Transit
F
Not Bikeable
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!
Province is a 133-unit mid-rise.
Building
Apartment · Mid-RiseTotal units
133Child's World School is 0.3 miles from Province. 10 schools are listed nearby.
| School | Type | Level | Distance |
|---|---|---|---|
Child's World School Private · Elementary | Private | Elementary | 0.3 mi |
McKinley Elementary School Public · Elementary | Public | Elementary | 0.3 mi |
Village Learning Lab Pre-School Private · Preschool | Private | Preschool | 0.7 mi |
Options Head Start-McKinley Private · Preschool | Private | Preschool | 0.7 mi |
Dewey Avenue Elementary School Public · Elementary | Public | Elementary | 0.7 mi |
Gabrielino High School Public · High | Public | High | 0.8 mi |
St. Anthony Private · Middle | Private | Middle | 0.9 mi |
San Gabriel High School Public · High | Public | High | 1.0 mi |
Christ Centered Pasadena Christian School Private · High | Private | High | 1.0 mi |
Total Child Preschool Private · Elementary | Private | Elementary | 1.0 mi |
Province is managed by Greystar. Call 626-557-4664 to tour or ask about availability.