Private Property (2022) | Rotten Tomatoes (2025)

14%

Tomatometer

7 Reviews

21%

Popcornmeter

50+ Ratings

This tense and gripping neo-noir thriller walks the fine line between reality and deception. Stuck in a marriage to a rich Hollywood producer (Jay Pharoah, "SNL"), struggling actress Kathryn (Ashley Benson, "Pretty Little Liars") finds herself attracted to Ben, her new gardener. Then, she meets Ed, the eccentric millionaire who's just moved in next door, and a BBQ turns into a drunken party. Kathryn awakens to discover that Ben and Ed have been hiding secrets, and that her home -- and life -- may now be in grave danger.

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Private Property

Critics Reviews

View All (7) Critics Reviews

Private Property (2022) | Rotten Tomatoes (1)

Cath Clarke

Guardian

Director Chadd Harbold uses the jazzy technique of telling the story out of order to keep the plot moving. But nothing can resuscitate this nasty pulpy mess.

Rated: 1/5

Nov 16, 2022

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Private Property (2022) | Rotten Tomatoes (2)

Kat Hughes

FILMHOUNDS Magazine

An archetypal rehash of a familiar story from yesteryear, L.A Seduction fails to fully reignite audience interest in the near forgotten sub-genre of film.

Rated: 3/5

Nov 20, 2022

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Private Property (2022) | Rotten Tomatoes (3)

Erik Childress

Movie Madness Podcast

Develops as a potentially trashy sexy thriller only to shift gears midway to supply motives to boring villains with gross intentions barreling back to catchup with an indecipherable and poorly-filmed conclusion.

Rated: 1/4

Jun 13, 2022

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Private Property (2022) | Rotten Tomatoes (4)

Avi Offer

NYC Movie Guru

An inert, meandering and vapid thriller low on both style and substance.

May 16, 2022

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Private Property (2022) | Rotten Tomatoes (5)

Mark Dujsik

Mark Reviews Movies

Private Property eliminates its potential, not only to be different from its source, but also in general.

Rated: 2/4

May 12, 2022

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Private Property (2022) | Rotten Tomatoes (6)

Danielle Solzman

Solzy at the Movies

...Private Property is such a bland thriller that it would be perfectly at home on Lifetime.

Rated: 2/5

May 11, 2022

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Audience Reviews

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Raechel Z Really exciting take on an old indie horror. Strong performances and spectacular cinematography. Loved the use of color and locations as well. Rated 5/5 Stars • Rated 5 out of 5 stars 05/14/22 Full Review Dina it just passed time. this was such an awful movie. horrible acting and so bad just such an awful movie. Rated 0.5/5 Stars • Rated 0.5 out of 5 stars 05/14/22 Full Review Microwaveable H I'm pretty sure this is actually the worst movie I've ever seen in my entire life. The music was horrible, the acting was just BAD, and there was next to no substance to the actual plot. I would give zero stars if I possibly could, because I'm pretty sure this entire remake only exists because some random guy in a basement just wanted an excuse to shoot footage of Ashley Benson in bathing suits. Rated 0.5/5 Stars • Rated 0.5 out of 5 stars 11/28/24 Full Review Kristi P The suspense was there, the acting good, but I thought the plot and ending were silly & the excessive music really ruined it for me. It was too loud & was competing with the dialogue. I wanted to scream, “shut the $&;” up”. Rated 2/5 Stars • Rated 2 out of 5 stars 08/25/24 Full Review Hailey H Loved movies like this growing up ! Stuff really goes on like this love Ashley Benson in it & Channing T’s ex wife !!!!!! Rated 5/5 Stars • Rated 5 out of 5 stars 07/27/24 Full Review Anthony F Predictable, by the numbers film making. Lead performer is wooden. Absolutely no reason to recommend this waste of time Rated 0.5/5 Stars • Rated 0.5 out of 5 stars 06/22/24 Full Review Read all reviews

Private Property

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Cast & Crew

Chadd Harbold Director Ashley Benson Kathryn Shiloh Fernandez Duke Logan Miller Oates Frank Whaley Ed Hogate Jay Pharoah Actor

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Private Property

Private Property: Trailer 1

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Synopsis This tense and gripping neo-noir thriller walks the fine line between reality and deception. Stuck in a marriage to a rich Hollywood producer (Jay Pharoah, "SNL"), struggling actress Kathryn (Ashley Benson, "Pretty Little Liars") finds herself attracted to Ben, her new gardener. Then, she meets Ed, the eccentric millionaire who's just moved in next door, and a BBQ turns into a drunken party. Kathryn awakens to discover that Ben and Ed have been hiding secrets, and that her home -- and life -- may now be in grave danger.

Director: Chadd Harbold
Producer: Shiloh Fernandez, Greg Lauritano, Lucas Jarach, John DeMarco, Luke Daniels, Ryan R. Johnson, Shaun Sanghani, Chadd Harbold
Screenwriter: Chadd Harbold, Leslie Stevens
Distributor: Lionsgate
Production Co: Redwire Pictures, Carte Blanche Film, Black Magic
Rating: R
Genre: Mystery & Thriller, Drama
Original Language: English
Release Date (Theaters): May 13, 2022, Limited
Release Date (Streaming): May 13, 2022
Runtime: 1h 27m