A comparison of 1-bedroom luxury condos on Miami Beach

Miami Beach is known for its ultra-luxurious condos with great views. Most of these condos however offer massive floor plans with 2 or more bedrooms leaving investors that are looking for a 1-bedroom condo out of scope.

One condo that offers luxurious one bedroom units on Miami Beach is Eighty Seven Park.  Eighty Seven Park is a brand new luxury condo in the North of Miami Beach designed by architect Renzo Piano. The luxury condo offers the finest finishes, services and amenities and provides for a private beach and a private park.

More information on Eighty Seven Park
Why is Eighty Seven Park so desired with buyers?

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With this in mind we decided to compare five different resale and two pre-construction condos (indicating how hard it is to find a pre-construction project with 1 bedrooms) to the 1 bedrooms at Eighty Seven Park. First of all, we want to provide you with an overview of the scarcity of one bedrooms (and therefore the great investment value of these units), but we also want to compare the different units with one another to be able to provide you with a better overview of price/value ratios.

The 1 Bedrooms at Eighty Seven Park

As mentioned before 87 Park is one of the few ultra-luxury condos that offers 1 bedroom units.
The one bedroom units at 87 Park offer 1,5 bathrooms, 1,018 SF of interior space and a very expansive 564 SF of terrace that includes a summer kitchen. The 03 line offers a North exposure which means indirect ocean views.

Prices for a one bedroom start at $1.8M

Click here for the floor plan of the 03 Line of 87 Park (One Bedroom Units)

Miami Resale Condos

The 1 Bedrooms at the St Regis in Bal Harbour

One bedrooms at St Regis vary between 1,261 SF and 1,478 SF. These units provide for ocean views and asking prices are ranging between $2,750,000 and $2,799,000 or $1,894 or $2,212 per SF

Impressions of the 1 bedroom units at St Regis

The 1 Bedrooms at The Setai

One bedrooms at the Setai vary between 767 SF and 821 SF. The units provide for indirect ocean views and asking prices are ranging between $1,675,000 and $2,150,000 or $2,040 or $2,803 per SF

Impressions of the 1 bedroom units at the Setai

The 1 Bedrooms at Continuum North and South Tower

One bedrooms at the Continuum North Tower vary between 609 SF and 1,412 SF. The units provide for indirect ocean views and asking prices are ranging between $899,000 and $2,350,000 or $1,231 or $1,929 per SF. These units offer garden and/or ocean views and there is no direct correlation between the type of view and the asking price

One bedrooms at the Continuum South Tower vary between 1,201 SF and 1,365 SF. The units provide for indirect ocean views and asking prices are ranging between $1,750,000 and $2,350,000 or $1,457 or $1,722 per SF. These units offer bay and/or ocean views.

Impressions of the 1 bedroom units at Continuum 

The 1 Bedrooms at 1 Hotel and Homes

One bedrooms at the 1 Hotel and Residences vary between 886 SF and 970 SF. The units provide for city, bay or ocean views and asking prices are ranging between $1,290,000 and $1.650,000 or $1,400 to $1,700 per SF. The average listing price is $1,570 per SF

Impressions of the 1 bedroom units at One Hotel and Homes

The 1 Bedrooms at The W Hotel and Residences

One bedrooms at the W vary between 730 SF and 1,151 SF. The units provide for city, bay or ocean views and asking prices are ranging between $1,549,000 and $2,385,000 or $1,500 to $2,260 per SF. The average listing price is $1,910 per SF

Impressions of the 1 bedroom units at the W

Miami Pre-Construction Condos

It needs to be mentioned that very few of the brand new Miami pre-construction condos are offering 1 bedroom units.

The 1 Bedrooms at The Ritz Carlton Miami Beach

Currently two 1-bedrooms left. The units offer1,969 SF interior and a 151 SF terrace They are priced at $1,763,000 or $895 per SF. These units provide for South-West views (no water views) and are located on a low floor

Impressions of the Residences at Ritz Carlton
(Not uniquely 1 bedroom units)

The 1 Bedrooms at Surf Club Residences

There are two types of 1 bedroom units at the Surf Club residences

The units at the Four Seasons Hotel Residences. The units offer 1414 SF interior and a 198 SF terrace with views over the skyline and the bay. There is one unit that offers 1 bedroom and a den and that unit measures 1823 SF of interior and 303 SF of terrace with views over the ocean. They are priced between $4M and $4,1M  ($2,835 – 2,905 per SF) while the unit that offers the den is priced at $6M ($3,210 per SF)

The units at the residential tower vary between 1,845 and 1,960 SF of Interior space with 253/254 SF of terraces and skyline/bay views. These units are listed for $3,75M and $3,8M or $1,913 to $2,032 per SF.

Impressions of the Residences at the Surf club Four Seasons
(Not uniquely 1 bedroom units)

These are the 10 biggest lies told in Miami Real Estate

I have been selling Miami real estate for nearly 10 years and I still cannot believe it. I have always tried to tell it like it is, purposefully shying away from the entertainment side of the business that sensationalizes the market or the people involved within it.

I have written a number of controversial blogs over the years (we have been writing pure Miami content for 6 years now) and have found that many buyers like the ‘grit’. They don’t want to be told how wonderful things always are. They avoid the easy pitch and often want to be warned of the dangers, which many agents find all too easy to avoid talking about as they don’t want to appear negative. I don’t see it like that, I think that silence creates pessimism and over-skepticism, and that exposing the pitfalls actually gives confidence to buyers who know that they want to buy real estate, but just need to know how to decipher the good from the bad. So, here are my top 10 biggest lies that exist in Miami real estate.

1. Everybody wants to buy a Luxury Condo on Miami Beach!

If you are reading this article you’ve probably done your fair share of researching real estate in Miami. It’s a city that has been often portrayed as immeasurably sexy and desirable, all sandy beaches and buzzing clubs. Miami is often ticketed as an ‘aspirational’ purchase for home buyers. Less of necessity, but often more of a second home or investment location. This is just not the case anymore; permanent relocations are becoming increasingly more common (especially in light of the current economic climate) where uncertainly and rising taxes across both the US and the world has driven many to move to Miami on a more permanent basis, and one with a greater level of stability than it previously experienced.

With that caveat in place I can tell you that it is narrow minded to think as Miami as one dimensional, and not everyone is focused on the beach. Believe me many people are, but there is a great number of investors and end-users who definitely are looking into other neighborhoods, which offer just as much appeal. It is important to be aware of these markets: Coconut Grove, Weston, Coral Gables to name a few. As I say on my video “its a whole different life once you live here – a totally different environment.”

2. This is the best Condo AND there is none better. 

Misdirection is a trick I have seen time and time again. Be wary of developers who promote ‘unique’ (see point 11), but not long-term advantages of their building features. By virtue of fashion, trends, art or a branded name. These developers like to charge higher prices than the competing buildings, and their sales agents happily claim that they beat out better finished condos just because they are newer, well branded or have some new cooler technology. To do so is to stand on the shoulders of giants and claim you are the tallest. The truth is that the core of any project must be good; the location, the architecture and the floor plans. Everything else is window dressing and adds only a small percentage of value to a project.

3. That this is not 2008 and that the market will keep going up because everyone wants to live here!

4. That renderings and floor plans are a precise representation of the finished product 

Just look at those views! They look great in the picture don’t they? But I have seen condo projects with renderings that bear little actual representation to the reality. A building that promises ‘Bay Views’,  but has none. If you are looking to buy a unit, get on a plane and come into town, pay a little attention to the neighborhood and with the help of someone like myself figure out exactly what view you will be left with. Condos are sold, knocked down and replaced all the time and if you buy a condo that ends up with another condo right in front you better be aware of it.

Know the difference between a ‘marketing floor plan’ and the ‘floor plan attached to your contract’. I have already this year picked up clients furious with developers and the agent who sold them a unit in a new project which turned out to have a giant column running through the center of their living room! It is not what they expected or what the marketing floor plan showed. It did however magically appear on their contract, but they never paid attention to it, nor did the agent bother to pick up on it because they were too busy focusing on the commission.

5. Celebrity Branding

Mr ‘X’ put his name behind this project so you should feel happy buying here. Oh, and they are so incredibly rich and successful, that it means it’s GUARANTEED to be successful!

This is probably one of the biggest lies I hate the most. I have been told this by a number of agents over the years: ‘Mr X the owner is so rich that of course it is going to be successful’. This is not always the case. Sure he may have made his money from owning car parks or fashion houses on the other side of the world, but that does not make him an expert in buildings or high quality condos! Maybe he is so wealthy he got bored and wanted to do something different, perhaps expand his portfolio, tie money into the currency or get a tax break or two. Wealth in not transferable through constructional osmosis and just because a developer is very rich it does not mean he is going to spend the money.

6. I am perfectly positioned to give you investment advice (because I have 63 hours of training!).

63 Hours is all it takes to get a real estate licence in Florida. Using a newly licensed agent who is your friend, family member or fellow parent from your kids school is akin to using your life savings to trade stocks with your friend who has just signed up for an e-trade account! Or making someone run the kitchen in a Michelin level restaurant because they own a frying pan! Its insane people, so don’t do it! Market knowledge does not come from training, it comes from real world ‘on the ground’ experience as well as a willingness to analyze and understand the market in all its complexity.

7. The agent who works in the sales center and ‘knows the market’ with your best interest at heart.

Don’t get me wrong, there are some agents who work outside projects as well as inside the project and know the markets well, but then there are many of those who are ‘freshly licenced’ but feel well poised to tell you exactly what is happening in the neighborhood, Miami and even the US or greater Global economy. I have seen so many of these over the years. Sure they are well dressed and well presented young professionals, they want to please you and are also willing to give strong advice on forecasted future market values, finalizing on why you should buy their project (but not anyone else’s).

Unless they are some kind of secret global economics savant they are not likely to be able to give you solid advice on what the exact $ per sqft prices will do in 2 years from now when the project is finished. The best thing to do is quiz them on market stats (feel free to use my 2016 Report!). Ofcourse they may also tell you only their project is great and all the others are ‘questionable’,  that’s their job, its what they get paid to do. You would not call the CEO of a company and ask if you should invest in their stock and expect fair advice? Of course they say yes! It is called a vested interest. So be careful, allow for a margin or error and don’t just trust someone because they look good in a suit and speak with authority.

8. The newspapers say that the market is going – up, down, sideways. So it must be true. 

No, its not! Much of the material put out through media and news channels is very general and none specific. It is something that the masses can understand easily, but it wont serve you well if you are serious about knowing the numbers for buying or selling. Markets are way more complicated than simplified stats that comment on a whole city. You need to drill down to a micro level to understand the best strategy. Sadly, most people would be bored to tears with the ‘facts’ so the newspapers have to sensationalize a little to make the reading more palatable. Its dumb to generalize and its dumb to listen to people who generalize. Pay attention to the person who wrote the article: “Do they actually sell real estate”?, “Do they even live in Miami”? and “Do they have a professional base of economics”?

9. I am right 100% of the time. 50% of the time! 

We all love stats, and nobody loves quoting stats more than developer agents or real estate experts. We are 80% sold, we are 90% sold, we are 110% sold. Reservations are not sales and numbers can be misled and misleading. When we talk stats we always add a point of reference, without that the stats are meaningless and the interpretation of those stats can be highly manipulated. That is why my reports always have a significant amount of narrative.

Here is one example: ‘We are asking $800 per sqft for our Biscayne Bay new Condo, but that’s so cheap compared to the South Beach boutique luxury condos, which charge $2,000 per sqft’, so of course it’s a deal. They are not the same thing! These are in two completely different parts of town with completely different views and potential dynamics. If I sell you a bicycle as a mode of transport and ask for $20,000 saying it’s cheap because a Ferrari costs your 20 times more, its not good justification for buying my insanely expensive bike. YET sales agents use it all the time. Apples to apples comparisons please!

10. The maintenance fees wont go up! 

If you hire a cleaning lady to clean your house once a week, then decide to hire 5 more cleaning ladies your cleaning bill will go up. Simple math! Luxury buildings that offer amazing services yet charge the same price per sqft on maintenance as buildings that have a low level of service will find it is impossible to maintain the level of cost. Initially developers carry the burden of the maintenance for the first 2 years, once an association is in place then the gloves are off and the maintenance fees can change. If you are investing be sensitive to this. Your income on your unit might be great, but if your costs escalate then this can change your CAP rate very quickly. A penny saved is a penny earned.

A bonus point:

11. It is unique so it must be good! 

Let me say I firmly believe that unique and highly desirable condos or homes are worthy of praise, but the key word here is ‘desirable’. Being told that everyone desires it does not make it so. A property that is just unique has no intrinsic value above one that is not, unless the attribute that makes it unique is one that people universally appreciate. My daughter makes unique painting every day but that does not mean I can sell them at a Christies Auction! I have seen many buildings that scream unique features. We have unique Art work, we have a unique service or we have unique technology. If that unique attribute does not add real value, to not just a few but a large number of that market, then it is redundant!

The Miami Condo Market – Looking for Hidden Elements in the Details

I’ve been selling Miami real estate for nearly a decade and have been through two cycles of Miami condo construction. I feel like I have seen it all, and in the course of 10 years have been surprised both pleasantly and not so pleasantly with the outcomes. I have made it my business to ‘tell it like it is’, but have been careful to not name names on paper for fear of being slapped with a defamation law suit. I am definitely entitled to my opinion (just as everyone is), but I feel a stronger sense of duty to inform and educate. One phone call with me will allow me to voice my concerns and opinions and I encourage anyone who wants to get a sincere inside opinion on the market to call me. Politically correct I am not, but facts, analysis and inside workings knowledge of the market is what I will give you. THATS EXACTLY WHAT BUYERS AND SELLERS NEED TO HEAR. It’s too easy to go to a developer showroom and be ‘romanced’ with renderings, models and any array of marketing paraphernalia.

So let’s peel back the curtain of the new condo market and reveal what you really need to look at….

How do you make sure your brand new Miami condo is exactly what you expected?

If you think it’s expensive hiring a professional try hiring an amateur!

Even before getting out of the starting gate you should engage with a well-experienced realtor. This is especially true when it comes to investing in a new Miami condo. In order to avoid the proverbial devil, one must work with an experienced, ethical and well-connected realtor. A good agent knows the Miami condo market and the team behind ALL the projects. It does not cost the buyer anything and is paid entirely by the seller, so why wouldn’t you profit from the expertise of a true professional? The other benefit about using an experienced and knowledgeable professional outside of the project is that of objective impartial advice; comparable data of the market, opposing projects and opposing opinions.  If you come to me and ask for my advice it does not matter to me if you buy one project over another, but believe me many developer agents will want you to buy their project regardless because their driving focus is the commission. If you don’t buy there, then they don’t get paid.

The art of misdirection

When you see a project for the first time it is easy to overlook minor details on a contract or even a project’s attributes. I feel almost immune to the razzle dazzle of the sales pitch in a developer’s showroom and can help you get right to the core of the project.

Step outside the project and notice the neighborhood for heavens sake!

I have seen so many sales centers many blocks away from the construction site. There are always many promises of what is to come in the surrounding area, but in truth developers have no control over this and so it is important to be careful when speculating the changing demographics of an area, especially if the project is being built towards an end of an economic cycle. When you are looking at a new condo in an emerging neighborhood be more cautious than when you are dealing with a condo in an already evolved and mature location. Neighborhoods can and do improve over time, but be aware of the likely speed of change. Putting a new condo in an economically struggling neighborhood does not automatically mean this neighborhood will go from run down to ultra-luxury overnight. Do not assume that the renderings are a good representation of the environment. We often see condo renderings that showcase an environment awash with luxury and glamour around the project, affluent pedestrians and high-end cars are everywhere. The reality may be boarded up shelters and low-income housing, which may improve over a period of time, but it takes many years and is not going to change overnight so be aware.

So much technology is not always a good thing!

The more complicated something is the more chance something can go wrong, just ask owners of an iPhone7!  Joking aside the reality is that sometimes pioneered technology means being a guinea pig to a developers fanciful idea. Personally, I don’t like being anyone’s guinea pig, and well thought out, well designed buildings are timeless and don’t need to stand on the shoulders of gimmicks to be No1.

How much risk is the developer taking and how involved are they?

If the developer is not heavily vested in the project how ‘hands on’ are they going to be?

Being vested does not just mean financially, but being on site and around the project. Absentee developers are often ‘out of site and out of mind’. I can attest that the projects that I have seen do well have had the developer on site almost every day watching everything happen.

Avoid heavily ‘investor occupied’ condos like the plague!

I really don’t need to explain this, but some investors are really speculators (very short-term investors who have no interest in holding real estate long-term). A strong balance sheet of these kinds of buyers should be of concern as it tends to result in high turnover and in my experience high turnover inhibits long-term property value. As the saying goes, “when others are bold, be fearful and when others are fearful, be bold”, I would say for real estate, “when many are investing in a building don’t invest and when many don’t, do”. I have found that when you are in a highly desirable property or location with few renters around you, if you do decide to rent out then the returns can be truly ground breaking.

Know the (development) team of your Miami Condo for sale

Always ask yourself: “Who is the architect?” “What has he/she created before?” and “What are his levels of details/Quality of work?”.

Also have a look at the interior designer of the project. Is this a flamboyant designer who likes many colors or is he or she a more subtle designer who maybe looks more at details?

You will also want to check up on the developer. How many buildings has the developer built in the city?, Do they deliver on time? Do they deliver what they promise?

Although some of this research is less obvious and sometimes hard to obtain, an experienced Miami realtor will know the good from the bad and will have seen and been into a number of delivered projects of the architect / designer or developer and have seen them not just when they were new but years after. Your agent will be able to tell you who has the projects that are still prized and respected and whose projects are long forgotten.

Don’t just look at the contractors but the subcontractors too

If you’ve ever built your own house you know this to be true. Often the primary contractor is a good guy, but the subcontractors can really mess the project up. In the last construction cycle we have heard reported faulty car lifts, cracked swimming pools caused by faulty plumbing and a number of other things. All down to poorly chosen subcontractors.

Have a look at the finishes provided

Can the developer provide you with a list of detailed finishes? Are the finishes worth the sales price or are they too cheap for the type of Miami condo you are investing in. Also very important to know is whether everything is put down black on white or “to be determined” or “subject to change”. Look at previous projects from the developer, check out the model units or ask for samples. When you are an out of town buyer, ask your realtor (again please use a buyer’s agent) to visit the project for you and update you on the levels of detail.

Have a look at the floor pans provided

Are the floor plans of the project confirmed already or might they change after you buy? Have a critical look at the plans, be careful that your views won’t be blocked in the near future because of a brand new construction being build next to or in front of your condo tower. Again, an experienced agent can tell you about the reputation of the developer but also please do not shy away from asking critical questions

Make sure you work with an experienced Miami Real Estate agent who can tell you more about the team behind your preferred Miami condo project

Have a look at the amenities

Miami Luxury Condos are known for their amenities. When looking to resell your unit or rent it out, you must know that many buyers value top notch amenities. Have a look at the amenities promised and whether they are confirmed or under negotiation. Have a look at other projects from the same team to see how they deliver different amenities at different price levels. Also have a look at the design team and if possible the landscape designer. This will give you a feel at how “high-end” the amenities and the common spaces will be.

What are the 10 best new condos in Miami?

When buyers come into Miami looking for a new condo they are often overwhelmed with the choices. It becomes hard to discern one project from another when they all promise the most spectacular services, amenities and design. We hope this blog will serve as a starting point where you can compare the different brand new Miami condo projects. I obviously have my own favorites and I do share these within the blog.

We have taken Miami condos which are just built (within the last 24 months) or are currently under construction and selected our top 10. Our Top 2 are by no means the most expensive luxury condos, but their location, price, views, services, density and features (architecture, interior finish, balconies, appliances, ceiling height etc) are what we are judging them on.

These are the average prices per SF. Each tower has units that are priced lower and higher. Please remember this is price per SF, and condos averaging at $3,000 per SF can have a lower entrance level than a condo with an average of $1,500 per SF which only offers full floor residences.

Below are the top 10 newer Miami condos ranked from 1 to 10

1. Park Grove in Coconut Grove

Park Grove in Coconut Grove is a new architectural masterpiece by Rem Koolhaas’ Office for Metropolitan Architecture. The Park Grove Condo project will feature 3 towers and 298 completely finished residential units located in a 5.2-acre waterfront park with over 50,000 Sq.Ft of amenities and a major collection of Art, displayed throughout the property.

2. Eighty Seven Park in Miami Beach

Eighty Seven Park (87 Park) by Renzo Piano is a selection of private Miami Beach oceanfront residences designed to seamlessly embrace park and ocean in Miami Beach’s newest neighborhood. The first residential project in the United States created by Pritzker Award-Winning architect, Renzo Piano. Located on an oceanfront 3 acres lot, the residences will be located on 1 acre while 2 acres on the north side will be a private park for the building.

3. Surf Club Four Seasons Residences in Surfside

The Surf Club Four Seasons Private Residences is situated on eight acres of oceanfront gardens, palm stands and pathways. Designed by Pritzker Prize-winning architect Richard Meier, in collaboration with architect Kobi Karp, two transparent 12-story residential buildings and an intimate Four Seasons Hotel incorporate the historic 1930 Russell Pancoast-designed Surf Club, preserving its legendary past. Combining luxury and legendary Four Seasons service and tailoring it to match the understated elegance of this seaside location. The Surf Club Four Seasons Private Residences offers abundant options. Elegant venues in the historic Surf Club for intimate entertaining

4. One hotel and Homes South Beach

5. Faena House in Miami Beach

Faena House Miami Beach is located in the heart of Miami Beach and is a real find. The Lord Norman Foster-designed condo tower next to the Faena Saxony hotel, is designed to be aerodynamic and above the flood plane. It has balconies that can be used like Brazilian verandas, connecting the various spaces in your condo. These deep wrap around balconies are called aleros that feel like rooms really and are interconnected, sort of doubling as hallways.It will have really, really wide pieces of glass for windows and sliding doors. The super-minimalistic kitchens will be fancy and futuristic as a kitchen can be.

6. 321 Ocean in South of Fifth

321 Ocean is an exclusive collection of 21 luxury residences in the heart of Miami Beach’s most   desirable neighborhood, South of Fifth. Each home is a unique creation in an intimate and breathtaking setting. All the residences provide for breathtaking Atlantic Ocean and City Views, Private Elevator lobbies for each residence and high celings with floor-to-ceiling glass

7. Regalia in Sunny Isles Beach

Regalia has been awarded 2014-2015 Best High Rise residential Development in the Americas at the International Property Awards in London. Regalia is a 46 story high residential tower with only 39 exclusive residences. Regalia has the unique feature of offering only 1 residence per floor, which cannot be seen in any other Sunny Isles luxury Condo. The building has just been completed with only a few single floor residences remaining.

8. Porsche Design Tower in Sunny Isles Beach

The Porsche Design Tower is Sunny Isles Beach is the first Porsche Condo ever built in the world, appropriately named P001. The Porsche Design Tower is unique in its kind with its Robotic parking system that will allow its residents to transport and park their cars in their own private Garage (2 -4 Car Garage) at the door step of their residence. This basically means that nobody ever needs to see you coming in and out of your unit. This privacy aspect makes the building highly desired by high profile people. The tower is the first Porsche Designed Tower in the world and in case you are interested: 2% of the world’s billionaires own in this building (that will be some impressive networking). The tower is expected to be delivered in 2016

9. The Residences by Armani Casa

The Residences by Armani Casa in Sunny Isles Miami are Luxurious high-end residential units that represent the Armani lifestyle with its distinctive luxury and unrivaled elegance. The Residences by Armani Casa is a 54-story new development with 308 exclusive, luxury oceanfront condominium residences. The Armani Residences in Miami offer 2 -4 Bedrooms plus Den, spacious Residences (1358 Sq.Ft to 3,756 Sq.Ft)  in the luxurious Sunny Isles Beach.The tower and its gardens will expand over the 3.2 acre site. As the name implies, interiors are by world renowned Armani/Casa Interior Design Studio under the artistic direction of Giorgio Armani

10. One Thousand Museum in Downtown Miami

One Thousand Museum Miami is an iconic, ultra-luxurious high rise, designed by internationally acclaimed architect Zaha Hadid. Zaha is the winner of the Pritzker Architecture Prize (2004) and the Stirling Prize (2010 and 2011).  1000 Museum is Hadid’s first residential tower in the Western Hemisphere and offers only 83 ultra high-end half floor, full floor, and double floor residences (4-6 bedroom residences).

Wealth-X, the global leader in providing qualified prospects and intelligence on ultra high net worth individuals reported last year that One Thousand Museum is on of the top 10 billionaire skyscraper homes in the world.

What are the 3 Top Places to Raise a Family in Miami

For those buyers who are looking to buy a house with the purpose of extending their families or raising their children, the main question is often: “What is Miami’s best neighborhood to raise a family?” Without a doubt factors such as safety, walkability, parks and good schools will come into play here. Although Miami has several excellent neighborhoods to raise a family, there are a few in particular that stand out in the crowd.

Coconut Grove

Coconut Grove is by far Miami’s most preferred neighborhood to raise children. The Grove is Miami’s safest neighborhood with 24/7 police control and a high walkability score. The tree filled, almost jungle-esk streets are safe for walking and traffic respects the playing children. The Grove offers quite the amount of child friendly parks, which is ideal for family outings. Coconut Grove also offers some of Miami Dade’s best private schools with desired options like Carrollton or Ransom.

Many Grovites indicate they love living in the neighborhood for its Bohemian chic feel and high-end lifestyle. The Grove is home to many wealthy families and many parents want to surround their children with that kind of atmosphere.

For parents its important to know that the Grove is ideally located with quick access to Coral Gables and Brickell and a 15 minute drive from the airport or the Beaches. In a recent poll among top agents the top 3 of Miami’s most desired residential markets was announced, which included Coconut Grove.

Being pre-dominantly a single-family home market, the Grove just introduced the first ultra-luxury condos that can host and entire family. Park Grove, for example, is a 5 star complex with 3 towers located in a 5,2 acre waterfront park that offers large unit ideal for families or buyers looking for a spacious condo.

Coral Gables

One of Miami’s most desired real estate markets and home to some of Miami’s best private schools, the Gables is very desired with young families. The Gables and the Grove are somewhat comparable. Coral Gables is very safe, the streets are walkable, there are many parks and Coral Gables is home to some of the best schools in Miami like Gulliver and St Philips. As many people work in the Gables or Brickell, living in Coral Gables is ideal for those who want to minimize travel time. Coral Gables offers a great amount of gated and very private communities. Many of these communities are located on waterfront lots and offer common amenities like tennis courts or children’s play grounds. The safety aspect of the gated communities make it very desired among families.

Coral Gables is pre-dominantly a single-family home market but recently there has been increased interest and supply of luxury townhomes and condos.

Weston 

Ranked in CNNMoney’s “Best Places to Live in America” and Family Circle’s “Ten Best Places for Families”, it is a place to build a lifetime of memories in the most inviting landscape. Residents of Weston enjoy access to fourteen meticulously maintained parks and recreational facilities, a rich array of year-round cultural and community events, and a beautiful Mediterranean-style Town Center with shopping, dining, and nightlife experiences. With parks, fully equipped equestrian facilities, and one of the best soccer academies in the region, Weston is ideal for the sporting lifestyle. Whether an avid cyclist, a recreational biker, or using a bike to get to and from school, Weston’s 46 miles of marked bike lanes assist cyclists in getting where they are going, safely.

Set along the edge of Florida’s Everglades National Park, with over 2,200 acres of wetland preserves that support a diverse ecological population, the exclusive community of Weston brings nature’s finest gifts together with a dynamic lifestyle and an outstanding level of security. Residents also enjoy the peace of mind that comes from living in a community that boasts the lowest crime rate per capita in the county.

Weston is a very family-minded city and residents take pride in the synergy between families and the community and almost everything seems to revolve around the families. There is a number of golf courses and sports clubs such as ‘Midtown Athletic Club’.

Weston offers some great schools such as American Heritage and Cyprus Bay. In case you are looking for a brand new Weston house in a gated community, Botaniko Weston has just been launched and offers superb homes with a great lifestyle.

The Best Luxury condo in Miami

Miami is the home of some of the world’s most luxurious condos and in the last few years the bar has been set pretty high with luxurious finishes and over the top services and amenities. Therefore the question: “What is the most luxurious Miami condo?” isn’t a question that is easily answered.

First of all, I should comment that the best or the most luxurious is an opinion and opinions differ. I would however like to comment that I speak with many clients and real estate colleagues on a daily basis and this question comes up rather often. The below “Best and Most Luxurious” condos are therefore not merely my opinion but a shared view of real estate professionals and condo buyers.

1. Park Grove in Coconut Grove

Park Grove is a unique concept in Coconut Grove. One of the first truly luxurious residences in the sky of Coconut Grove.  Park Grove in Coconut Grove is a new architectural masterpiece by Rem Koolhaas’ Office for Metropolitan Architecture. The Park Grove Condo project will feature 3 towers and 298 completely finished residential units located in a 5.2-acre waterfront park with over 50,000 Sq.Ft of amenities and a major collection of Art, displayed throughout the property.

Towers 1 is the most exclusive tower at Park Grove. The condo offers the most expansive units as well as the best bay views.  One Park Grove will have some unique and stunning characteristics like only 3 residences per floor, 12 Ft ceiling, 20 Ft wide balconies, private elevators and some residences will feature private pools. Tower 1 prices are starting from $4,2M.

There are several factors that make Park Grove a very desired condo

• There is a limited supply of luxury Coconut Grove condos, but a high demand
• A true luxury product with high-end finishes and state-of-the-art amenities
• Park Grove in Coconut Grove is located on 5.2 acres of waterfront parcel with over 50,000 Sq.Ft of amenities
• Park Grove is designed by a world-class team of leading architects, designers, and developers
• Tower 1 and 2 have 12ft Ceilings and tower 3 has 10 Ft Ceilings
• Park Grove is located on the coast line of Coconut Grove, a neighborhood that is extremely desired by high net worth individuals and families.
• Coconut Grove is known for its excellent location, high-end lifestyle and proximity to Miami’s best private schools

2. Eighty Seven Park in Miami Beach

Eighty Seven Park is one of the last luxury condos to be launched on the Beach. This superb condo is being constructed in North Beach, a newly discovered part of the beach. As many families or investors want to be close to the action, but not within the action North Beach offers the best alternative. You are right on the sand and just a short drive away from nightlife, restaurants, shops and the world’s best hotels. Since 87 Park and the Four Seasons have been announced more wealthy families are moving from the lower parts of the beach up to the newly found heaven in the North.

It is hard to stand out in Miami’s ultra-luxury condo market where one project is more opulent than the next one, but we recognize a great development when we see one.

There are several factors that make Eighty Seven Park (87 Park) a unique and valuable property

87 Park is an oceanfront development by Pritzker award-winning architect Renzo Piano, which offers only 70 residences on 18 floors with private elevator access. Residences range in size from one to five bedrooms (1,018 Sq.Ft to 4,140 Sq.Ft) with expansive terraces. The oceanfront residences are designed to seamlessly embrace park and ocean. The grounds are surrounded by lush, green areas consisting of the redesigned 35-acre North Shore Park to the south and a private garden, designed by renowned landscape architect West 8 for residents to the north.

Located at the gateway to Miami Beach, close to Bal Harbour shopping and Miami’s most exclusive district, Indian Creek, Eighty Seven Park offers unobstructed views of park and ocean in addition to views of Biscayne Bay and the Miami Skyline.

It is this combination of a high-end product with a limited amount of units, located right on the sand with a private park on the premises that attracts a lot of buyers. Residents of Eighty Seven Park can be ensured of unobstructed ocean views, which cannot be said from many other developments. As the park is part of the project, there won’t be any new constructions and your ocean views are safe.

87 Park is truly a unique combination and most buyers value the fact that they invest in Miami Beach, but they buy a very private residence that offers tranquility and luxury, just outside of Miami Beach’s very busy core.

3. Porsche Design Tower in Sunny Isles Beach

The Porsche Design Tower is Sunny Isles Beach is the first Porsche Condo ever built in the world, appropriately named P001. The Porsche Design Tower is unique in its kind with its Robotic parking system that will allow its residents to transport and park their cars in their own private Garage (2 -4 Car Garage) at the door step of their residence. This basically means that nobody ever needs to see you coming in and out of your unit. This privacy aspect makes the building highly desired by high profile people. The tower is the first Porsche Designed Tower in the world and in case you are interested: 2% of the world’s billionaires own in this building (that will be some impressive networking). The tower is expected to be delivered in 2016

Why do buyers prefer the Porsche Design Tower in Sunny Isles?

• The tallest building in the Sand in the USA (60 Floors and 649′ Height)
• The tower will feature a robotic parking system that will allow its residents to transport and park their cars in their own private Garage (2 -4 Car Garage)
• The Porsche Design tower will only have 2 or 3 units per floor and Residences rang from 4750 Sq. Ft. to over 9,000 Sq. Ft.
• Private swimming pool and summer kitchen on oversize terraces creating a luxurious outdoor living environment[except on P’0393 model].
• Elegant smooth ceilings rising to 10’ clear and 20’ clear on the duplex units. Floor-to-ceiling windows optimizing views.
• Private Elevators
• The amenities include amongst others a private restaurant, a hair salon, a gaming room, a movie theater, a golf simulation room and a spa equipped with a snow room

4. Faena House in Miami Beach

Faena House Miami Beach is located in the heart of Miami Beach and is a real find. The Lord Norman Foster-designed condo tower next to the Faena Saxony hotel, is designed to be aerodynamic and above the flood plane. It has balconies that can be used like Brazilian verandas, connecting the various spaces in your condo. These deep wrap around balconies are called aleros that feel like rooms really and are interconnected, sort of doubling as hallways.It will have really, really wide pieces of glass for windows and sliding doors. The super-minimalistic kitchens will be fancy and futuristic as a kitchen can be. Faena House is the first luxury tower in the Faena District. A district known for its art, culture and luxury living right on the beaches of Mid Miami Beach. Faena House has attracted many wealthy individuals.

5. The Miami Beach Edition

The residences at the Miami Beach EDITION are the embodiment of the South Beach Good Life. 26 Luxurious homes next to the beach where one can live with pleasure and without effort. The Residences are designed to meet the needs of modern, sophisticated people who understand the art of living and share the desire to enjoy the freedom of a well-run, well-designed, uncluttered life.

Edition is a Marriott hotel brand with individualized hotels that offer a hip, hotel experience. Developer Ian Schrager was the brains behind Miami’s Delano Hotel and Shore Club, plus a series of equally-successful and hip hotels in New York.

The Residences at EDITION are not merely residences with hotel services. Onsite lifestyle managers cater to the residents’ needs with concierge services, housekeeping and room service as well as more special tasks like renovations and party planning.

Residents will also enjoy priority access to all hotel services and amenities, including VIP restaurant reservations and exclusive access to a private beach

North Beach – Why is this the next hot neighborhood on the Beach?

Miami Beach has always been one of Miami’s most desired locations. The focus of buyers was more on South Beach and the Islands than anywhere else. These days however, the North of Miami Beach is gaining more and more interest of international and local buyers.

We have noticed a true migration of wealthy families from all over Miami including Miami Beach towards the North Beach area. The area is getting more and more of a name for itself and there are ample reasons for North Beach to become Miami’s next booming destination.

The Mid/North Beach Area of Miami Beach is seen as an upscale seaside village much like Martha’s Vineyard or La Jolla. The area is more tranquil than any other Miami Beach areas, with fewer tourists, less crowded beaches, less traffic on the streets and generally speaking a more laid back lifestyle.

As it is less intense than South Beach, it has less bikini clad tourists roaming the streets and less noisy bars. All these aspects make it a more charming and relaxing beach town.

The North Beach area is more refined and sophisticated according to many of the new home and condo owners that decided to settle here. The zip code received a handful of brand new luxury names in the last 6 months including the high-end new luxury condo Eighty Seven Park by Renzo Piano, the Ritz Carlton Residences and the Surfclub Four Seasons Hotel and Residences.

Many families are attracted to these luxury condos that offer large residences with 5 star amenities and services. Besides the amenities and superb architecture of these brand new luxury condos they offer much more of a lifestyle aspect. 87 Park for example, offers an oceanfront park that provides for a green setting just next to the ocean.

Those looking for a tranquil residence and a safe place to raise their families do appreciate the short drive to the South Beach area for some shopping, dining or entertainment.  Besides access to Miami Beach, North Beach has fast access to the exclusive shops at Bal Harbour (Bal Harbour Shops) as well as Miami’s up and coming areas such as the Design District, Wynwood and Downtown.

The tranquil and laid back beach life includes buyers to participate in Kite surfing, paddle boarding, kayak, jogging and biking.

Why are Owners of Miami Beach Buying into 87 Park?

Eighty Seven Park knows a great variance in buyers with many buyers already having a home in Miami and looking for a third or even a fourth home near the beach.

Locals that are buying in Eighty Seven Park are looking for a more quiet and relax lifestyle while still being within minutes from the beach’s sizzling nightlife and restaurants scene. They like the privacy that comes with living in North Beach, there is less traffic and the beaches are less crowded with tourists from all over the globe. With the arrival of other luxury condos such as the Surf Club Four Seasons Residences, the Faena District and the Edition Hotel and Residences, this area has seen an increase in interest and more and more people are now looking into the more northern parts of the beach.

Besides locals many buyers of 87 Park are originally from large international cities such as New York, London, Milan, Mexico City and even Monaco. These buyers are looking for a residence to wind down, to relax while watching over the ocean and the park.

Many of the world’s greatest and most read magazines have been publishing about Eighty Seven Park such as:

• Wall Street Journal 
• New York Times
• Financial Times
• Architectural Digest
• Wallpaper

What are the main reasons people are buying Eighty Seven Park?

The main reasons to buy are the ocean, which includes ocean views, ocean access and the general appeal of the freedom and elegance that comes with ocean views. The superb architecture of 87 Park is also a highly desired feature. The architecture by Renzo Piano, who is a Pritzker prizewinner is why many buyers prefer Eighty Seven Park over other projects. The third principal reason is the presence of the park. The park brings tranquility with it, a safe haven for a walk or to let you children or pets play. This unique feature is also a guarantee of unobstructed views for the future. As the developer owns the park no other constructions will be built.

Other important features of the project are the timeless elegance of the project that appeals to all ages and professions. The lifestyle at the Beach and within this particular project appeals to many individuals and families. Furthermore, 87 Park has a subtle chicness to it that embraces warmth and intimacy while at the same time respecting the privacy of the owners. The botanical feel is also mentioned quite often by nature lovers, who can now enjoy a world of green right next to the ocean.

Why do Buyers of 87 Park prefer this condo to other Miami Beach Condos?

• Superior architecture and world famous architect
• The unique location (Right on the ocean and with a park)
• The abundance of green space
• 87 Park only counts with 70 units, unlike other condos
• 87 Park feels more private and exclusive
• The presence of huge balconies – sometimes equal to 70-80% SF of interior space
• The unique lighting concept
• Sophisticated programming enriching the buyers life
  • Private park programming
  • Sommelier curating wine selections
  • Botanist
  • Music and movies in private park
  • Curated library by Taschen

The preferred location of Eighty Seven Park

Buyers also prefer this project in North Beach because of its excellent location. North Beach is seen as an upscale seaside village that offers a more tranquil beach life without the intensity and the high traffic of the more southern beaches. Buyers are seeing North Beach as more refined, sophisticated and also more relaxing and charming.

What is the most peaceful condo environment on Miami Beach?

Many people buy a beachfront condo as a second or third home because they want a peaceful getaway. Being able to move around your own space is peaceful and relaxing. You want a familiar surrounding, but different enough and beautiful enough that you can disconnect.

Desert islands are peaceful, but not in a good way. If you live in London or New York you are used to a high energy lifestyle and after a few days or relaxation, anything too remote or quiet will leave you bored out of your mind and that’s no fun either.

The key is having access to activity and stimulation without having to make too much effort to do it. Miami and particularly Miami Beach can be high energy and too frenetic so we decided to rank and focus on:

“What condo in Miami offers you true relaxation? A home from home with better weather and uncompressed service, comfort and views.”

We are not talking hotels here, these do not count. A deserted island is no longer deserted with 1,000 hotel guests running around!

Just North of Miami Beach we find North Beach. An area that is seen as more elegant and relaxing than the more southern parts of the Beach. More and more wealthy families have been migrating to North Beach because of its relax and charming beach life away from all the heavy activity in South Beach.

Eighty Seven Park together with the Four Seasons Residences (includes a hotel) and the Ritz Carlton residences have recently been added to the North Beach zip code.

Eighty Seven Park is a true residential tower with only 70 units and a private, waterfront park located next to the condo which is great for exercise, yoga and all the unwinding one wants before heading to relax on the beach on one of the condo’s private cabanas.

With only 70 residences over 18 floors this condo guarantees privacy. Residences vary from 1,000 Sq.Ft to 4,140 Sq.Ft of interior space, which allows you to really have a home from home and not merely a small hotel room. Buyers choose this condo for its superior architecture by Renzo Piano, the abundance of green space, its exclusivity, its privacy, the oversized balconies and the sophisticated services, amenities and programming such as sommeliers curating wine selections and a curated library by Taschen.

Eighty Seven Park offers a home away from home near the ocean and with plenty of green on the premises. One can unwind from daily stress on the beach, in the park, in the spa, one of the pools, the private bars or in the fully equipped fitness center. Concierge & Butler Services ensure you have that first class service you are used to from international luxury hotels.

Those who want entertainment and a high-energy ambiance can get a car, drive between 5 and 10 minutes and be in the middle of Miami Beach or South Beach for some fine-dining or to dance the night away.