Illustration — no photo of this home on file yet
Westborough Royale
Large community·Licensed for 99·South San Francisco, California
- Care approvals on fileWheelchair · HospiceState licensing record · September 27, 2026
- Starting rate$4,300 a monthListed by the home on Seniorly · September 9, 2026
- Home sizeLicensed for 99Large care community · a licensed care home (RCFE)
- Ways to payAsk the homeMedi-Cal ALW participation not on file
- Last state visitJune 17, 2026CDSS inspection record
- Licence holderBerg Senior Services, LLCSince 2002 · 4 licensed homes
Westborough Royale is a large care community in South San Francisco — a licensed residential care facility for the elderly (RCFE), the licence category behind “assisted living” and “board and care.” It is licensed for 99 residents since 2002. Dementia care and bedridden care are not on file.
Built from CDSS public records · September 27, 2026. Every fact below names its source and date.
Quick answers and the state record
A citation does not make a home unsafe, and an empty file does not make a home good.
Quick answers about Westborough Royale
Is Westborough Royale licensed?
The state lists this license as “Licensed,” per CDSS records as of September 27, 2026.
How many residents is Westborough Royale licensed for?
99 residents — a large community, per CDSS records as of September 27, 2026.
Has Westborough Royale been cited?
0 Type A and 0 Type B citations since 2002, per CDSS records as of September 27, 2026. Those records count 4 state visits over the same years.
Is Westborough Royale still open?
This license was on the CDSS roster as of September 28, 2026.
What does Westborough Royale cost?
$4,300 a month to start — listed by the home on Seniorly · September 9, 2026.
The home lists this starting rate on Seniorly for assisted living studio, seen September 9, 2026.
Among 19 other homes of a similar licensed size across San Mateo County that publish a starting rate, the middle half runs $4,963 to $8,253 a month, and the middle figure is $6,495 (n = 19 other homes publishing a starting rate).
Each of those is a home’s own published figure, gathered on its own date in September 2026 — not an average of ours, and not a survey. Similar size means small and mid-size homes counted together, and large communities counted on their own, because they are different markets.
A home outside the band is not overcharging or underpricing: a starting rate covers different things in different homes, which is the first thing to ask about.
The price is made in the phone call. Nothing here is a quote, an offer or a discount.
A starting rate is the room and the base care. California homes commonly bill care levels, medication management, supplies, transport and a second person in the room as extras. Many also charge a one-time fee at move-in. Ask for that list in writing before anything is signed.
Only prices a home put out itself count here: its own website, a listing it supplied, or a price a listing site says the home confirmed. Prices a site shows without saying where they came from are left out.
Does Westborough Royale take Medi-Cal?
On Medi-Cal’s Assisted Living Waiver: this home is not on the DHCS participation list dated September 23, 2026. Ask the program about current options. The waiver pays for care services, not room and board.
Who holds the license?
The license is held by Berg Senior Services, LLC, per CDSS records as of September 27, 2026. See the homes licensed to Berg Senior Services, LLC — at least 4 on the state roster.
Is there a hospital nearby?
Kaiser Foundation Hospital - South San Francisco is 0.4 miles away in a straight line, per the CDPH licensed-hospital list dated September 16, 2026. See licensed care homes near it.
Can Westborough Royale keep a resident on hospice?
Hospice care is approved on this license, covering up to 12 residents, per CDSS records as of September 27, 2026.
Westborough Royale license and inspection record
- Name on the license: “WESTBOROUGH ROYALE”, per the CDSS roster as of May 25, 2025.
- License #415600306. The state lists this license as “Licensed,” per CDSS records as of September 27, 2026.
- Licensed for 99 residents — a large community, per CDSS records as of September 27, 2026.
- Licensed to Berg Senior Services, LLC, per CDSS records as of September 27, 2026.
- First licensed in 2002, per CDSS records as of September 27, 2026.
- 4 state inspection visits since 2002, per CDSS records as of September 27, 2026.
- 0 Type A and 0 Type B citations on file since 2002, per CDSS records as of September 27, 2026. The same records count 4 state visits in that period.
- 0 complaints and 0 substantiated allegations on file since 2002, per CDSS records as of September 27, 2026.
- The most recent state visit on file is June 17, 2026, per CDSS records as of September 27, 2026.
California writes these definitions for every licensed home, not for this one. CDSS citation definitions (PDF) ↗
Can they support the care needed?
California licenses a home for specific kinds of care. The state’s record lists what this home is approved for; the home’s own answers fill in what changes as needs change.
- Wheelchair / non-ambulatoryApproved · covers up to 99 residents
- Dementia / memory careNot on file · ask the home
- Hospice careApproved · covers up to 12 residents
- BedriddenNot on file · ask the home
State licensing record · September 27, 2026. An approval may cover specific rooms or residents; it does not establish an opening.
Read the state’s own wording
AGE RANGE 60 YEARS AND OVER. ALL MAY BE NON-AMBULATORY. LICENSE IS SUBJECT TO TERMS AND CONDITIONS OF HOSPICE WAIVER FOR TWELVE RESIDENTS.
985 - RCFE / HOSPICE
CDSS record, verbatim · September 27, 2026
As needs change
- Medicines
Level of medication service: reminders only
Ask: “Who manages the medicines, and what happens when a dose is missed?”
caring.com · 2026-09-09
- Staying through hospice
Hospice waiver on file · covers up to 12 — care may continue at the end of life
Ask: “If hospice is needed, can care continue here until the end?”
State licensing record · September 27, 2026
3 more questions to ask the home
- Two-person transfers or a lift
Not on file
Ask: “If two people or a lift are needed to transfer, can the person stay?”
- Someone awake overnight
Not on file
Ask: “Who is awake overnight, and how do residents ask for help?”
- If memory loss develops
Dementia-care designation not on file
Ask: “If memory loss develops, what would change — and when would a move be needed?”
Care & day-to-day support
These are the home’s own statements about its day-to-day practice — they are not part of the state licensing record, and the state has not approved or reviewed them.
Respite / short-term stays
Reported on assistedliving.com · seen September 9, 2026.
Level of medication serviceReminders only
Reported on caring.com · seen September 9, 2026.
Diabetic / carbohydrate-controlled diet
Reported on caring.com · seen September 9, 2026.
Incontinence care
Reported on assistedliving.com · seen September 9, 2026.
Renal diet
Reported on caring.com · seen September 9, 2026.
Low-sodium or cardiac diet available
Reported on caring.com · seen September 9, 2026.
Pharmacy services on site
Reported on caring.com · seen September 9, 2026.
Diabetes care
Reported on assistedliving.com · seen September 9, 2026.
Nights & staffing
Secured building entry
Reported on caring.com · seen September 9, 2026.
What it costs here
This home’s starting rate
$4,300a month to start
Listed by the home on Seniorly · September 9, 2026 · See listing
Likely monthly total
$4,300a month
Likely $4,300–$4,900
With a studio and basic help.
An estimate for planning, not a quote. The price is made in the phone call.
See the full cost breakdownRoom, care and fees · how people pay · where the price comes from
Memory care is not priced here: a dementia-care designation is not on file for this home. Ask the home.
Starting monthly rate$4,300this home
The home lists this starting rate on Seniorly for assisted living studio, seen September 9, 2026.
Basic help with daily careUsually includedup to $600
Basic help is usually part of the starting rate. Homes that price care by level start around $600 a month (45 California homes publish a care-level range, seen in September 2026).
One-time move-in fee$2,000one time · likely $0–$4,000
Homes that list a one-time entry or community fee charge a median of $2,000 (134 California listings; middle half $1,000–$4,000). Many homes list none — ask.
- Likely monthly totalLikely $4,300–$4,900
- $4,300
- First monthWith a one-time move-in fee · likely $4,300–$8,400
- $6,300
How people payPrivate pay, Medi-Cal waiver, SSI/SSP, veterans, insurance
- Private payMost residents pay from savings, a home sale or family help. Ask for the rate and what it includes in writing.
- Medi-Cal Assisted Living WaiverThis home is not on the DHCS participation list dated September 23, 2026. Ask the program about current options. The waiver pays for care services, not room and board.
- SSI/SSPCalifornia’s 2026 standard is $1,626.07 a month; $1,444.07 of it goes to the home and $182 stays with the resident. Whether this home accepts it is not on file — ask.
- VeteransVA Aid & Attendance can add to a veteran’s or surviving spouse’s pension. Ask whether residents here have used it.
- Long-term care insuranceMost policies pay for licensed care homes. Ask what paperwork the home provides for claims.
- MedicareDoes not pay for room and board in a care home. It can still cover hospice or home-health visits inside one.
Avoid surprises on the billWhat changes the price, and what to ask
- The care level
Some homes charge one all-inclusive rate. Others add levels or points as needs grow. Ask how the level is set, who decides, and what the next level costs.
- What is billed separately
Medication management, incontinence supplies, transportation and a second person in the room are often extra. Ask for the list in writing.
- Move-in costs
A one-time community fee or deposit is common. Ask what it covers and whether any of it comes back if the stay is short.
- Increases
California requires at least 90 days’ written notice, with reasons, before a rate rises (Health & Safety Code §1569.655). A change in the resident’s care level is the section’s own exception and can be billed sooner.
- What is the full monthly cost for the room and care we need, and what does it include?
- What would the next care level cost, and who decides when it changes?
- What is billed separately, and is there a one-time fee or deposit at move-in?
- Is any private-pay period required before another payment program can begin?
How this estimate worksWhere this price comes from
The home lists this starting rate on Seniorly for assisted living studio, seen September 9, 2026.
20 homes like this within 10 miles publish starting rates mostly between $3,950–$7,400.
- Only prices a home put out itself count: its own website, a listing it supplied, or a price Seniorly says the home confirmed. Prices a listing site shows without saying where they came from are left out.
- Nearby homes are the nearest of the same size that publish a rate, widening from 3 to 40 miles until at least 8 do. The estimate starts from what they charge, then adjusts for this home’s size, state care approvals, Medi-Cal waiver participation, years licensed and the area’s prices.
- Room, care-level, second-person and move-in lines come from what California homes publish on listing sites. Memory care uses Covelight’s researched premium over assisted living.
- Totals add each line’s figure and combine the lines’ ranges as separate charges, because a home is rarely at the top, or the bottom, of every line at once.
- We tested this estimate on 1,546 California homes that publish their own starting rate. It was within 10% of the real rate for 3 in 10 homes and within 25% for 7 in 10; the likely range held the real rate for 6 in 10 (September 12, 2026).
- It cannot see this home’s specials, how it assesses care, or which rooms are open.
Show the 20 nearby homes behind this estimate
- Serra Highlands Senior LivingDaly City · 0.9 mi · Large community$4,105Listed on Seniorly · seen September 9, 2026
- Joyful ChapterSouth San Francisco · 1.0 mi · Large community$6,500Listed on Seniorly · assisted living shared bedroom · seen September 9, 2026
- Aegis Living San FranciscoSouth San Francisco · 1.2 mi · Large community$4,500Listed on Seniorly · seen September 9, 2026
- Peninsula Del ReyDaly City · 3.0 mi · Large community$6,210Listed on Seniorly · seen September 9, 2026
- Cadence MillbraeMillbrae · 3.8 mi · Large community$2,995Listed on Seniorly · seen September 9, 2026
- Magnolia of MillbraeMillbrae · 4.6 mi · Large community$7,000Listed on Seniorly · seen September 9, 2026
- The TrousdaleBurlingame · 5.1 mi · Large community$6,535Listed on Seniorly · seen September 9, 2026
- Portola GardensSan Francisco · 5.1 mi · Large community$3,695Listed on Seniorly · seen September 9, 2026
- Oakmont of BurlingameBurlingame · 5.1 mi · Large community$4,200Listed on Seniorly · seen September 9, 2026
- The Ivy at Golden GateSan Francisco · 7.5 mi · Large community$8,595Listed on Seniorly · seen September 9, 2026
- The Peninsula RegentSan Mateo · 8.5 mi · Large community$6,034Listed on AssistedLiving.com · seen September 9, 2026
- Victorian ManorSan Francisco · 8.6 mi · Large community$6,000Listed on Seniorly · seen September 9, 2026
- Sagebrook Senior Living at San FranciscoSan Francisco · 8.9 mi · Large community$7,095Listed on Seniorly · seen September 9, 2026
- The StratfordSan Mateo · 8.9 mi · Large community$7,813Listed on Seniorly · seen September 9, 2026
- Rhoda Goldman PlazaSan Francisco · 9.0 mi · Large community$7,200Listed on Seniorly · seen September 9, 2026
- Coterie Cathedral HillSan Francisco · 9.1 mi · Large community$9,900Listed on Seniorly · seen September 9, 2026
- The Carlisle-Ivy Signature LivingSan Francisco · 9.1 mi · Large community$8,695Listed on A Place for Mom · seen September 9, 2026
- Sunrise of San MateoSan Mateo · 9.2 mi · Large community$9,089Listed on Seniorly · seen September 9, 2026
- Ivy Park at Cathedral HillSan Francisco · 9.2 mi · Large community$7,395Listed on Seniorly · seen September 9, 2026
- Kokoro Assisted LivingSan Francisco · 9.2 mi · Large community$6,559Listed on Seniorly · assisted living studio · seen September 9, 2026
Where it is
- 89 Westborough Blvd, South San Francisco, CA 94080Address from the public record · September 27, 2026. Confirm the entrance with the home before visiting.
Opening the neighborhood map…
The state record
California inspects every licensed home and publishes what it found. Here are the dated documents and the state’s own words, beside what is typical for homes this size.
Since 2022, the state has filed 4 documents for this home, and its records count 4 visits since 2002. The most recent is a facility evaluation report, dated June 17, 2026.
- On file since
- 2022
- State visits
- 4
- Most recent visit
- June 17, 2026
Beside homes the same size
- Type A citations0typical 0
- Type B citations0typical 1
- Substantiated allegations0typical 2
- Total complaints0typical 6
“Typical” is the statewide median across the 1,354 licensed larger communities (16+ beds) in the state record — larger, longer-licensed homes accumulate more visits and reports, so compare like with like. One complaint can contain several allegations. Counts cover this licence since 2002.
Year by year
The last 36 months — 3 of 4 documents
Jun 17, 2026Facility evaluation reportReport on file
Type of visit: Required - 1 Year
On 6/17/2026, LPA Grace Donato made an unannounced annual visit to the facility. LPA met with Administrator Bridget Kelly. LPA explained the purpose of the visit. LPA toured the facility inside and outside including a random sample of resident rooms, common areas & kitchen area. The indoor and outdoor passageways were free of obstruction. Some residents are still currently having lunch in the dining area. While touring the facility it was observed that the temperature was at 70 deg F. Hot water was also tested in the resident rooms and the temperature was 110 deg F. Facility has sprinkler system. The residents have adequate amount of linens and incontinence care items. All personal belongings are intact. All fire extinguishers have been checked and current. Resident bedrooms and bathrooms were observed to be in good repair equipped with grab bars and non-skid floors. LPA checked the food supply and there is adequate amount of food, 2 days for perishables and & 7 days non-perishable. Emergency drills are logged and done every quarter. LPA reviewed seven resident records and five staff records. Resident records are updated, complete and signed. Staff records are complete. All medications are accounted for, and centrally stored medication records are updated. No deficiencies are cited at this time. Report is reviewed with Administrator and a copy is provided.the state’s words, verbatim · CDSS document, Jun 17, 2026
Jul 7, 2025Facility evaluation reportReport on file
Type of visit: Required - 1 Year
On 72/2025, LPA Grace Donato made an unannounced annual visit to the facility. LPA met with Administrator Bridget Kelly and explained the purpose of the visit. LPA toured the facility inside and outside including a random sample of resident rooms, common areas, activity room and kitchen area. LPA observed residents waiting for morning exercise activity. While touring the facility it was observed that the temperature was at 70 deg F. Hot water was also tested in the resident rooms and the temperature was 118 deg F. Facility has sprinkler system. All fire extinguishers have been checked and current. Resident bedrooms and bathrooms were observed to be in good repair equipped with grab bars and non-skid floors. Resident call pendants are functioning. There is adequate amount of food, 2 days for perishables and & 7 days non-perishable. Emergency drills are logged and done every quarter. Five resident records and five staff records were reviewed. Resident records are updated, complete and signed. Staff records are complete, with training logs that have met the basic 20hr requirement. Facility has a certified administrator on site with complete certification and training requirements. Medication review was done, and all medications are accounted for, and centrally stored medication records are updated. LPA received the following documents: Liability Insurance ans LIC308. A copy of the Control of Property will be emailed to LPA. No deficiencies are cited at this time. Report is reviewed and a copy is provided.the state’s words, verbatim · CDSS document, Jul 7, 2025
Jul 11, 2024Facility evaluation reportReport on file
Type of visit: Required - 1 Year
On 7/11/2024, LPA Grace Donato made an unannounced annual visit to the facility. LPA met with Administrator Bridget Kelly and explained the purpose of the visit. LPA toured the facility inside and outside including a random sample of resident rooms, common areas, activity room and kitchen area. LPA observed most residents engaged in different activities like morning exercise and bingo. While touring the facility it was observed that the temperature was at 70 deg F. Hot water was also tested in the resident rooms and the temperature was 119 deg F. All personal belongings are intact. Facility has sprinkler system. All fire extinguishers have been checked and current. Resident bedrooms and bathrooms were observed to be in good repair equipped with grab bars and non-skid floors and strips. Resident call pendants are functioning. There is adequate amount of food, 2 days for perishables and & 7 days non-perishable. Emergency drills are logged and done every quarter. Five resident records and five staff records were reviewed. Resident records are updated, complete and signed. Staff records are complete, with training logs that have met the basic 20hr requirement. Facility has a certified administrator on site with complete certification and training requirements. Facility accepts hospice residents and are in compliance with the required waiver requirements. Medication review was done, and all medications are accounted for, and centrally stored medication records are updated. LPA received the following documents: Liability Insurance, LIC308, LIC610E. A copy of the Control of Property will be emailed to LPA. No deficiencies are cited at this time. Report is reviewed and a copy is provided.the state’s words, verbatim · CDSS document, Jul 11, 2024
What the state’s words mean
CDSS citation definitions (PDF) ↗ · CDSS complaint outcomes ↗
Who holds the licence
Berg Senior Services, LLC, licensed since 2002, operates 4 licensed homes in California. Running more than one home is common and is neither good nor bad on its own.
- El Cerrito Royale · El Cerrito
- Moraga Royale · Moraga
- Concord Royale · Concord
Life here
Rooms, meals, the rhythm of a day, faith and language, pets and house rules — as the home describes them. Tap any detail for its source and date; nothing here is graded.
Find a detail about life at this home.
Rooms & the spaces they will use
Room typesStudio · 1 Bedroom
Reported on assistedliving.com · seen September 9, 2026.
Outdoor spaceGarden
Reported on caring.com · seen September 9, 2026.
Kitchenette in the unit
Reported on caring.com · seen September 9, 2026.
Common areasIndoor Common Areas
Reported on assistedliving.com · seen September 9, 2026.
LaundryDone by staff
Reported on caring.com · seen September 9, 2026.
Visitor parking
Reported on caring.com · seen September 9, 2026.
Housekeeping
Reported on caring.com · seen September 9, 2026.
Salon or barber
Reported on caring.com · seen September 9, 2026.
Meals, preferences & familiar food
Meals served in the room
Reported on caring.com · seen September 9, 2026.
Special diets supportedLow fat
Reported on caring.com · seen September 9, 2026.
Family may eat with the resident
Reported on caring.com · seen September 9, 2026.
Meals provided
Reported on assistedliving.com · seen September 9, 2026.
Activities & the rhythm of a day
Activity types offeredActivities On-site
Reported on assistedliving.com · seen September 9, 2026.
Trips outside the home
Reported on caring.com · seen September 9, 2026.
Religious services off site
Reported on assistedliving.com · seen September 9, 2026.
Faith, culture & language
Languages spoken by caregiversEnglish · Spanish · Tagalog
Reported on caring.com · seen September 9, 2026.
Pets, routines & independence
Pet types allowedCats · Dogs
Reported on assistedliving.com · seen September 9, 2026.
Visiting & staying involved
Transport for group outings
Reported on caring.com · seen September 9, 2026.
Public transit access claimed
Reported on assistedliving.com · seen September 9, 2026.
Before you call
Ask every home the same questions — the state’s record does not answer these. Keep the ones that matter and they travel with your saved homes.
- What is included in the monthly rate, and what costs extra?
- Who is awake overnight, and how do residents ask for help?
- Which rooms does the non-ambulatory approval cover, and what transfer support is provided?
- What could change whether someone can stay here?
- Can we see a bedroom and share a meal during a visit?
Other homes nearby
The nearest licensed homes in San Mateo County, closest first. Every listed home appears on the same terms.
Icare
South San Francisco · Small home · 0.2 mi away
$5,800 a month to start · Covelight estimate
Tlc Home Care
South San Francisco · Small home · 0.2 mi away
$5,750 a month to start · Listed by the home
Capay Home
South San Francisco · Small home · 0.5 mi away
$5,600 a month to start · Covelight estimate
Damenik's Home
South San Francisco · Mid-size home · 0.5 mi away
$6,500 a month to start · Listed by the home
Marina's Home
South San Francisco · Small home · 0.5 mi away
$6,650 a month to start · Covelight estimate
Alhambra Home Care
South San Francisco · Small home · 0.7 mi away
$5,250 a month to start · Covelight estimate