2:10 PM PDT — Sources tell us … Bieber is extremely close to sealing the deal on the house … but he does have one minor reservation — he’s frustrated that everyone knows about the home.

Still, we’re told Justin and the seller are “very close” to going into escrow … they just need to work out a few minor points.

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18-year-old Justin Bieber won’t be able to enjoy his L.A. dream mansion to the fullest — at least for the next three years — because one of its coolest amenities … is strictly for the 21+ crowd.

As we previously reported, Bieber has put an offer on a 9,000 sq. ft. Calabasas estate way outside Hollywood — and among its awesome features … a fabulous wine cellar.

Bieber won’t be able to avail himself of the cellar’s services — unless he plans to store Pepsi down there — but he WILL be able to enjoy the 6-bdrm mansion’s GIANT outdoor pool, spa, sauna, separate guest house, and private movie theater.

As for the real selling point — the Calabasas community where the house is located is a veritable anti-paparazzi fortress … with several highly-guarded security gates. The community is also home to Travis Barker, NFL star Keyshawn Johnson, and Master P’s son Romeo.

No word yet if Bieber’s offer has been accepted.