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Tags:  miami beach condos, South Beach Condos, Miami Beach Luxury Condos, South of Fifth Condos

As the Winter a.k.a. "High Season" approaches, we're witnessing a continuation of strong Buyer demand for Miami Beach luxury condos. I've written extensively this year about the sales surge in South Beach luxury condos to Foreign Buyers, some of these Miami Beach condo sales can be seen by clicking HERE. I'd like to highlight our clients eight most popular waterfront luxury condo buildings in Miami Beach.

Miami Beach Luxury Condos

The Continuum on South Beach (South of Fifth Condo)
This is my personal favorite luxury condo building- an incredible location on Miami Beach- and quite possibly THE best condo location anywhere! The Continuum Condos feature two Oceanfront Towers located on a twelve acre site at the southernmost tip of Miami Beach. Unlike most luxury condos, the twelve acre site on which The Continuum condos are located is mostly devoted to resort-like amenities. The North and South Condo Towers occupy only a small fraction of the twelve acres comprising The Continuum common areas.

The Continuum features two massive lagoon pools, three lit tennis courts, an incredible 12K + Sq. Ft. Fitness Center and many other luxury amenities. The residences are on a par with or exceeding most luxury properties with Five Star Resorts. The Continuum Miami Condos are located next to the best South of Fifth restaurants, lounges, and major tourist attractions.

Apogee South Beach Condos (South of Fifth Ultra-Luxury Condos)
Each Apogee Miami Beach condominium was built to be the equivalent of a penthouse in the sky. With just two basic floorplans, each individual condominium features 10' floor to ceiling windows, a gas grill on each terrace (unique in all of Miami Beach), and extra sound-insulation concrete barriers between condos and floors. This was the last of the luxury condo buildings built in the South of Fifth Neighborhood, with just 67 boutique ultra-luxury residences.

Apogee South Beach Condos are located next to South Pointe Park, at the southernmost tip of Miami Beach. Apogee South Beach Condos generally sell for a premium above all the other buildings listed in this article- with prices starting well over $4 Million for the smallest floorplan.

The Murano at Portofino (South of Fifth Condo)
This was The Related Group's first luxury condo building to be built and designed from the ground up. Along with The Continuum & Apogee, this condo is among the most popular South of Fifth luxury condo buildings. The Murano at Portofino is the only luxury building to feature both a fresh water and salt water pool, along with The Piaggia Beach Club.

The Murano at Portofino Condos are considered boutique, in that the three towers comprising this condominium complex feature a total of 188 condominiums. The Murano features a beautiful two story lobby, and Bayfront Townhomes facing the Miami Beach Marina and incredible views of Downtown Miami in the distance.

Icon South Beach (South of Fifth Condo)
This condo building was designed by Philip Starck, and is especially popular with Europeans and Northeastern condo buyers. Icon South Beach was completed in 2005, and shares a common entrance with the Murano Grande. Featuring an incredible & contemporary Fitness Center, along with two pools (lap pool and infinity edge wading pool), almost all Icon South Beach condos have views of the either Miami Beach or Downtown Miami skyline. Located at the entrance to Miami Beach (just off of Fifth Street), the Icon South Beach Condos appeal to the luxury buyer, especially those that look for a contemporary and minimalist design with grand building amenities.

The Portofino Tower (South of Fifth Condo)
The original South of Fifth Condo Building built during the Miami Beach real estate renaissance that began in the 1990's. The Portofino Tower set the contemporary standard for Miami Beach luxury condo buildings, as this was the first high-rise condo building built in the South of Fifth Neighborhood in over 15 years (constructed in 1997).

The Portofino Tower features a unique and incredible fitness center located on the 27th floor, with panoramic views of the City of Miami Beach, Downtown Miami, Fisher Island, and the cruise ships of sailing out towards the Atlantic Ocean.

The Il Villaggio (South Beach / Ocean Drive Condo)
The ONLY ultra-luxury boutique condo building located at the northermost tip of Ocean Drive. The IL Villaggio is next to Lummus Park, which recently underwent a complete renovation with improved landscaping and oceanfront walkways.

The Il Villaggio Condos are considered among the most exclusive and private luxury residences in all of Miami Beach. This is a boutique condo building with only 127 total condominiums and 17 stories in height. Many Hollywood and International celebrities call this building home (or vacation home).

The Akoya Miami Beach (Mid-Miami Beach Area)
The Akoya luxury condominiums are located on Collins Avenue, in one of Miami Beach's best Oceanfront locations. The Akoya condominiums were originally conceived as the sister building to the nearby Blue and Green Diamond condos.

The unique appeal of The Akoya condos are that they are moderately priced luxury condominiums, with incredible views in almost all directions. The Akoya Condo Tower sits on a unique Oceanfront property that has unobstructed views to the West, and the building rises well above all obstructions to the North and South.

The Bath Club (Mid-Miami Beach Area)
Built on the site of the historic Bath Club resort, this contemporary condo tower and luxury townhome residences are THE most luxurious oceanfront condominiums in the Mid-Beach area of Miami Beach. Located just north of what was once termed "Millionaires Row", The Bath Club was built with the highest quality construction materials in all of Miami Beach. The Developer (Arthur Peebles) took great care in making sure that no attention to detail was overlooked. The entrance is a multi-story atrium lobby with Venetian Plaster and contemporary artwork welcoming residents and guests.

The Bath Club sits on 5+ Oceanfront acres, with starter condos of two bedroom + luxury residences. The Bath Club residences are ideal for the Miami Beach luxury condo buyer looking for an ultra-luxury residence to get away from the bustle of South Beach.

Below are the past thirty days closed sales of Miami Beach Luxury Condos:

Miami Beach Luxury Condo Sales- Past Thirty Days
Sale DateMiami Beach AddressProperty Name Living Area Sales Price SP$/SqFt
11/23/2011100 S POINTE DR # 1106/7Continuum South Tower4,378 $ 5,200,000 $ 1,188
11/21/2011101 20 ST # 2205THE SETAI821 $ 1,310,000 $ 1,596
11/18/20111455 OCEAN DR # 907IL VILLAGGIO1,919 $ 2,200,000 $ 1,146
11/18/20113801 COLLINS AV # 1606MOSAIC ON MIAMI BEACH1,820 $ 1,750,000 $ 962
11/18/20111455 OCEAN DR # 1411IL VILLAGGIO1,370 $ 1,025,000 $ 748
11/18/2011100 S POINTE DR # 3602CONTINNUM ON SOUTH BEACH1,791 $ 2,300,000 $ 1,284
11/15/20114401 COLLINS AVENUE # 171517FONTAINEBLEAU II TRESOR1,482 $ 1,160,000 $ 783
11/14/201150 S POINTE DR # 2403CONTINUUM ON SOUTH BEACH1,992 $ 2,250,000 $ 1,130
11/9/20114779 COLLINS AV # 1503BLUE DIAMOND CONDO2,010 $ 1,095,000 $ 545


Tags:  South of Fifth, miami beach condos, South Beach Condos, Miami Beach Real Estate, Ocean House Condos

South of Fifth Condo News

The renamed Ocean House luxury condominiums in Miami Beach, will be sold and marketed as one of the most exclusive condos in Miami Beach's South of Fifth Neighborhood. The Oceanfront ultra-luxury & boutique condominium development formerly known as The South of Fifth (S5) is getting a multi-million dollar upgrade by iStar Residential, which recently acquired all of the unsold condominiums.

South of Fifth Condos Miami Beach

The oversized ultra-luxury condominium complex has only seventeen beachfront residences. The Ocean House condominiums will be a luxurious enclave on famous Ocean Drive, along the coveted beachfront South of Fifth Street, one of South Florida’s most upscale residential neighborhoods. This boutique property boasts some of the most impressive residences in all of Greater Miami, with several beach condominiums measuring over 6,000 sq.ft. What makes this condominium complex unique are that these are ALL very large three bedroom + Oceanfront condominiums. For more information on the South of Fifth Ocean House Condominiums and to see available floorplans, please click HERE or on the picture above.

Nearby luxury waterfront condo buildings include the large resort-like The Murano at Portofino, The Continuum South Beach, Apogee, The Murano Grande, Icon South Beach, and the Portofino Tower. The Ocean House condo residences are ideal for the ultra-luxury condo buyer, who values their privacy since the lobby and common areas are elegant and luxurious, yet understated. Given the very limited number of total residences and floors, each individual condo owner will be pampered with unique and personalized concierge services and a highly trained staff. This level of privacy and individualized attention is simply not an option in the nearby larger condo buildings in Miami Beach's South of Fifth Neighborhood.

The Ocean House ultra-luxury condominium complex consists of three connected Oceanfront Towers, with ten floors total. Originally completed in late 2008, The Ocean House condominiums are located next door to the Bentley Hilton luxury condo/hotel (also formerly known at Bentley Beach). This was THE last premier location left to develop on Ocean Drive, where an extra-wide area of oceanfront Beach intersects with the nearby South Pointe Park and the Nikki Beach Complex.

02 lines: 4,178-6,379 sqft.
4 bedrooms/6.5 bathrooms
Price range: from $4.5M- $7.9M

03 lines: 2,489-6,213 sqft.
2-3 bedrooms/5.5 bathrooms
Price range: from $3.9M- $8.6M

01 lines: 3,511-6,009 sqft.
3 bedrooms/5.5 to 6.5 bathrooms
Price range: from $4.2M- $7.9M

The popular and highly sought-after South of Fifth street area (SoFi) has the most affluent and exclusive condominium buildings built in South Beach, starting with The Portofino Tower in 1997. SoFi (as locals call the area), is a pocket of luxury waterfront condos (and a few older homes) that connects the intercoastal to the ocean within a narrow stretch of land, this makes the distance from Bayfront to Oceanfront very short. Miami Beach's South of Fifth also offers many famous restaurants including Prime Italian, Joe's Stone Crabs, Smith & Wollensky located inside of South Pointe Park, and the newly opened (and excellent) Vic and Angelo's located at 125 Ocean Drive.

Below are the past 60 Days Sales for Miami Beach Condos in theSouth of Fifth Neighborhood:

Miami Beach South of Fifth Condos- Past 60 Days Closed Sales
Sales DateMiami Beach CondoMiami Beach Condo Living Area Sales Price SP$/SqFt
11/18/2011120 JEFFERSON AV # 12017The Courts at South Beach1,430$645,000 $451
11/17/2011425 MERIDIAN AV # 11Meridian 51,178$565,000 $480
11/14/201150 S POINTE DR # 2003Continuum On South Beach1,451$1,550,000 $1,068
11/14/201150 S POINTE DR # 2403CONTINUUM ON SOUTH BEACH1,992$2,250,000 $1,130
11/10/2011450 Alton # 3606ICON South Beach1,452$762,000 $525
11/3/2011300 S POINTE DR # 405PORTOFINO TOWERS2,340$980,000 $419
11/1/201190 ALTON RD # 2503YARCH CLUB AT PORTOFINO1,080$500,000 $463
10/27/2011300 S POINTE DR # 805Portofino2,340$1,225,000 $524
10/27/2011800 S POINTE DR # 1603Apogee2,756$6,000,000 $2,177
10/25/2011100 S POINTE DR # 705CONTINUUM1,869$1,750,000 $936
10/14/20111000 S POINTE DR # 2104MURANO AT PORTOFINO2,190$2,250,000 $1,027
10/14/2011100 JEFFERSON AV # 10015THE COURTS AT SOUTH BEACH2,090$699,000 $334
10/14/2011140 JEFFERSON AV # 14011THE COURTS AT SOUTH BEACH1,220$529,000 $434
10/10/2011100 S POINTE DR # 3004CONTINUUM ON SOUTH BEACH2,508$3,495,000 $1,394
10/7/201190 ALTON RD # 1111The Yacht Club1,130$500,000 $442
10/6/2011400 S POINTE DR # 1110SOUTH POINTE TOWERS1,559$860,000 $552
10/6/2011300 S POINTE DR # 709PORTOFINO TOWER1,090$570,000 $523
9/30/2011730 3 ST # 201Armitage Place2,290$780,000 $341
9/29/201150 S POINTE DR # 1606Continuum North1,698$1,500,000 $883
9/29/2011400 ALTON RD # 2206Murano Grande2,024$1,418,000 $701
9/27/201150 S POINTE DR # 2205Continuum North Tower1,862$2,300,000 $1,235
9/26/201190 ALTON RD # 3010YACHT CLUB AT PORTOFINO1,090$710,000 $651


Tags:  Art Basel Miami Beach, Miami Beach Events, south beach events, South of Fifth, south beach real estate

Miami Beach Upcoming Season Events

As we approach the High Traffic Winter Season in Miami Beach, pre-Thanksgiving celebrations, Art & Design Showscases, as well as Live Music concerts are just around the corner.Miami Beach Real Estate owners, visitors, and residents will be granted all access to the city's long schedule of performances and shows from local, national and international artists and musicians.

This global city with its international media, arts, entertainment, commerce, Miami Beach Real Estate and business offerings, will see an influx of tourists, holiday vacationers and visitors from all over the world. Miami Beach condos and South Beach hotels will accomodate these travelers as they arrive to enjoy the beautiful beaches, tropical climate, exciting nightlife and Holiday events. South Florida during Winter season is the ideal destination for many foreign buyers and second-home owners who want to buy or invest in Miami Beach.

South of Fifth Neighborhood Highlights in Miami Beach

The 1st Annual SoFi Dog Party. The dogs of Miami Beach's Murano Grande condominium invite the dogs of all the buildings South of Fifth to join them on Saturday, November 5 from 9am - 1pm at the Washington Avenue Bark Park. Free event with numerous pet friendly vendors scheduled.

Vic & Angelo's is hosting a special "Housewarming Party" for ICON and other South of Fifth residents on Thursday, November 10th from 7pm - 9pm. Enjoy complimentary signature cocktails and a selection of passed hors d'oeuvres. RSVP to

Zuma has launched a prix-fixe menu in addition to their current á la carte offerings during lunch hours. The option will cost $24, and includes two starters and a choice of one entree from a selection of three regular items.

Kane is extending a 15% OFF the total bill (alcohol included) to all ICON residents.

Lolita Cocina & Tequila Bar will take over the old Nemo space.

Amnesia (136 Collins Avenue) officially re-opened on South Beach. The nightlife venue has 26,000 square feet of multi-leveled internal space, and offers 70 VIP tables, 2 private VIP sections, and a 2nd floor mezzanine.

Philippe re-opens in SoFi on November 23rd at 36-40 Ocean Drive, in the former Taverna Opa space.

miami beach events


The international contemporary design èlite arrive for the Winter edition of Art Basel Miami Beach. The art shows focus on a several types of artwork, like photography, paints, prints, or contemporary art, and other broader ranges. The premier art event, Art Basel, returns to Miami Beach on December 1-4, 2011. The below list is compiled of upcoming Art Basel satellite events throughout Miami Beach.

Art Miami
This premier fair celebrates its 22nd anniversary as it kicks off the opening day of Art Week. KNown for its extraordinary variety, quality and its stylish gallery-like decor, Art Miami showcases the best in modern and contemporary art from more than 100 international art galleries and prominent art institutions.

Design Miami
Design Miami presents the best international design galleries exhibiting extraordinary historic and contemporary design. Designers, collectors, dealers and curators from around the world participate in lectures, exhibits and design installations.

Red Dot Art Fair
This art show features more than 50 international, modern contemporary art dealers from around the world. It includes painting, photography, sculpture and more.

INK Miami
INK showcases notable publishers and dealers who exhibit new publications, projects and acquisitions by leading contemporary artists.

Arts for a Better World
The second edition of Arts for a Better World takes place in a tent around the pool at the Surfcomber Hotel. It features International Galleries, Better World Museum, Van Gogh's Dream presented by Maison Van Gogh, Tous Ensemble Holocaust Remembrance & Tolerance Project, and live artistic happenings.

Scope Miami 2011
The art show that has established its name by curating cutting-edge contemporary art from around the world proudly returns to Miami for its 10th year. Taking place in a 80,000 square foot pavilion across the street from Art Miami, SCOPE Miami's high-profile venue will bring together the finest talent in the art world.

Special Events & Dining Updates on Miami Beach

Live Music Month
Live Music month features many performances, concerts, festival and a variety music events, from local and international Deejays, acts and talented musicians. The events will take place at live music venues in Greater Miami and Miami Beach throughout the month of November.

Miami Beach International Bridal Week
The Eden Roc is transformed into a fantasy fairytale wedding scene in white and crystal with thousands of exotic flowers from around the world for this two-day luxury consumer wedding event.

Miami Short Film Festival
MSFF's goal year after year is focused on motivating directors, screenwriters, actors, and producers to make their films and share them with fellow film makers and industry professionals. The ultimate goal is to bring exposure to independent up-and-coming filmmakers.

23rd Annual Festival of Chefs
Great music, fine wine, and samples of signature dishes from South Florida's most acclaimed chefs along with Easter Seals’ Culinary Art Students is the essence of the Annual Festival of the Chefs. This event brings fine dining in a rousing display of creations to stimulate every taste.

Sleepless Night Miami Beach
Tens of thousands of cultural enthusiasts will gather on the vibrant streets and sands of Miami Beach for this unique all-night experience during Sleepless Night. The festival features 150 free performances, exhibitions and other cultural offerings at 80 locations spread throughout the city and the 13-hour night that marks the end of Daylight Savings Time. Free shuttle buses connect the four zones of activity and remote parking locations.

French Week Miami Beach
French Week Miami is a unique event designed to emphasize and to promote the French presence in South Florida and Miami Beach. Numerous events showcase the best of French culture: the screening of great French movies, an international book fair, a “Beaujolais nouveau” wine tasting, and various artistic performances and educational activities. This year features the second edition of a new dimension, with French Spice offering maximum exposure of French restaurants in the Greater Miami area.

French Spice
Experience a taste of France in November from Bistro to Gourmet restaurants to celebrate the diversity of Miami. French Spice, a fine dining promotion, offers specially priced three-course lunches and dinners.

SoundScape Cinema Series
The SoundScape Cinema Series, an Arts in the Parks program presented by the City of Miami Beach, presents free, weekly outdoor screenings on the huge wall of the New World Center, 500 17th Street (near Washington Avenue) in Miami Beach on Wednesday nights. Bring blankets, beach chairs and picnics (but no glass please). No tickets required. Schedule subject to change.
Moulin Rouge - (11/9/2011)
The Maltese Falcon - (11/16/2011)
Raiders of the Lost Ark - (11/23/2011)

Greater Miami and Miami Beach Concert Performances

Jazz Meets Gershwin November 4 @ 8pm, Adrienne Arsht Center

Boyz II Men with Keith Sweat and Faith Evans Nov. 5th @ 8:00 pm, at James L. Knight Center

Taylor Swift November 13 @ 7pm, American Airlines Arena

Jay Z & Kanye West November 25 @ 7:30pm, American Airlines Arena

Idina Menzel December 3 @ 8pm, Knight Concert Hall @ The Arsht Center

Janet Jackson December 5 @ 9pm, The Fillmore @ The Jackie Gleason Theater


Tags:  South of Fifth Condos, Miami Beach Real Estate, South Beach Condos, miami beach condos

Selling Miami Beach Real Estate to Foreign Buyers

In the fifteen years that I've been representing both Buyer's and Sellers in Miami Beach's luxury real estate market- especially for condos in the South of Fifth Street Neighborhood, International clientele have always been a large part of the Buyer demand for Miami Beach luxury condos. Here are a few key points to keep in mind when working with International Buyers looking to purchase Miami Beach condos:

Miami Beach Condo Buyers

  1. According to data from the National Association of Realtors, the international real estate market for U.S. residential property approaches $82 Billion on an annual basis, up from $66 billion during the previous year.
  2. The International Buyer's side of the Miami Beach market relies heavily on the individual Real Estate Agent & Brokerage firm's contacts and reputation.
  3. The international market is very specialized on the Buyer side.

When negotiating, the real estate agent has to have a common language and cultural background in common to deal with prospective buyers. One of the main challenges for a Miami Beach-based real estate agent working with international customers is advising on the transfer of assets necessary to close a real estate transaction. One of the value-added services that we provide our International clientele is access to experienced legal and financial specialists. This is done in the LOCAL country of the Buyer's origin, where we can assist with the clearing and wiring of funds. These days, a high net worth foreign buyer has to be aware not only of local currency controls & tax implication with local authorities, but also potentially violating USA laws on limiting foreign currency transfers. These laws are meant to protect against International money laundering and assorted Terrorism Laws enacted since 9/11.

A major problem currently facing the Miami Beach real estate market (again, especially for waterfront condos in South Beach) is having limited inventory. Approximately 53% of international buyers to Greater Miami are from South American countries, including Venezuela, Brazil, Argentina and Colombia. Since 2009, residents of Brazil, Canada, France and Italy also represent a large number of international buyers to the waterfront condo buildings South of Fifth- such as The Continuum, Murano at Portofino, and Apogee South Beach. These particular foreign buyers tend to buy residences at the highest end (ultra-luxury) segment Miami Beach's condos market. The number of buyers from Brazil is increasing significantly, these buyers pay about 85% in cash and only need financing for the remaining 15%. Due to the relatively high property taxes in Brazil, these Buyers are not intimidated by the prevailing tax codes in Miami-Dade County nor the maintenance dues associated with owning an ultra-luxury condo in Miami Beach.

Miami Beach Real Estate Buyers

In South Florida, particularly in the luxury real estate market of Miami Beach, foreign buyers are buying up property as second homes and investments. Homes are being sold at bargain prices in some areas, while commanding high prices in "prime locations". With the dwindling inventory of prime waterfront homes and condos, property values in these specific waterfront island communities contribute to the strength, and continuing price recovery, of Miami Beach's real estate market.

The Past Ninety Days Closed Sales for Miami Beach Luxury Condos (South Beach Zip Codes Only):

Miami Beach Closed Condo Sales - Past 90 Days
Sale DateMiami Beach CondoSouth Beach Condo Living Area Sales Price SP$/SqFt
10/27/2011300 S POINTE DR # 805Portofino2,340 $ 1,225,000 $ 524
10/27/2011800 S POINTE DR # 1603Apogee2,756 $ 6,000,000 $ 2,177
10/25/2011100 S POINTE DR # 705CONTINUUM1,869 $ 1,750,000 $ 936
10/24/20111491 Lincoln Terrace # A103Capri South Beach1,889 $ 1,088,000 $ 576
10/19/2011101 20 ST # 2805THE SETAI821 $ 1,010,000 $ 1,230
10/18/20111455 OCEAN DR # 1506IL VILLAGGIO1,780 $ 1,850,000 $ 1,039
10/14/20111000 S POINTE DR # 2104MURANO AT PORTOFINO2,190 $ 2,250,000 $ 1,027
10/14/20111500 OCEAN DR # UPH-31500 OCEAN DRIVE1,740 $ 1,625,000 $ 934
10/11/20112201 Collins Ave # 1414W South Beach Residences1,151 $ 1,850,000 $ 1,607
10/10/2011100 S POINTE DR # 3004CONTINUUM ON SOUTH BEACH2,508 $ 3,495,000 $ 1,394
10/7/201150 S POINTE DR # 1907CONTINUUM NORTH TOWER1,486 $ 1,700,000 $ 1,144
10/7/20111445 16 ST # B101CAPRI SOUTH BEACH1,699 $ 1,088,000 $ 640
9/30/2011101 20 ST # 2001Setai1,198 $ 1,105,000 $ 922
9/29/2011400 ALTON RD # 2206Murano Grande2,024 $ 1,418,000 $ 701
9/29/201150 S POINTE DR # 1606Continuum North1,698 $ 1,500,000 $ 883
9/27/20112201 COLLINS AV # 514W South Beach Residence1,151 $ 1,590,000 $ 1,381
9/27/201150 S POINTE DR # 2205Continuum North Tower1,862 $ 2,300,000 $ 1,235
9/26/2011101 20 ST # 2007Setai1,279 $ 2,300,000 $ 1,798
9/17/2011800 S POINTE DR # 2101APOGEE4,154 $ 7,500,000 $ 1,805
9/14/201150 S POINTE DR # 2302CONTINUUM ON SOUTH BEACH3,017 $ 5,000,000 $ 1,657
9/12/2011100 S POINTE DR # 701Continuum, South Tower1,591 $ 1,500,000 $ 943
8/26/2011800 S Pointe # 1001Apogee4,154 $ 6,800,000 $ 1,637
8/11/20112201 Collins Ave # UPH 3W South Beach2,428 $ 5,200,000 $ 2,142

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