Pagani Residences Lower Penthouse

Why This Miami Condo Made Our Top 10 New Construction List

If you are shopping for new construction condos in Miami and want to know which units are actually worth your capital, not just your attention, the lower penthouse at Pagani Residences belongs on your shortlist. It is one of the ten new developments our team, the David Siddons Group, has selected as the best new construction opportunities in Miami right now, and it is the one we keep coming back to for a simple reason: it delivers the rarest thing in this market, quiet luxury with real water views, at a price that undercuts nearly every comparable building on the sand.

We have sold luxury real estate in Miami for 20 years and are currently ranked the #4 team in Florida and #22 in the country. That track record is not the point of this article. The point is that ranking has taught us exactly what separates a condo that holds and grows its value from one that does not, and this unit checks nearly every box. Here is what makes it worth your time, backed by the actual numbers.

What Is Pagani Residences and Where Is It Located?

Pagani Residences is a boutique, 70 residence condominium under construction in North Bay Village, on Harbor Island, in the heart of Biscayne Bay between Miami Beach and the mainland. Only four units per floor means every residence is a corner unit, and construction is already underway, which removes much of the pre construction risk that sinks other projects before they ever break ground.

North Bay Village has become one of the most interesting micro markets in Miami precisely because of its position. You get beach access within minutes, downtown and Brickell views across the water, a marina nearby, and a genuinely quiet residential environment that the sand simply cannot offer anymore. Continuum and a Ritz Carlton branded project are also rising on the same island, which signals real institutional confidence in the area’s future.

Inside the Pagani Residences Lower Penthouse: The Numbers That Matter

Our team is the exclusive listing agent for this specific residence, so we have walked the plans line by line. Here is what you are buying.

What stands out on paper does not fully capture what stands out in person: this is a half floor residence, so the terraces wrap the entire unit and every room, including all four bedrooms, has a real water or skyline view. There is no compromised angle anywhere in the floor plan. That is unusual even at this price point, where chopped up layouts are the norm rather than the exception.

How Pagani’s Price Compares to Other Luxury Miami Buildings

This is where the lower penthouse earns its spot on our top 10 list. At roughly $2,800 to $3,000 per square foot, it is priced well below the comparable boutique luxury inventory currently available on the beach.

Public market data on Pagani Residences as a whole shows an average list price of roughly $2,100 per square foot across the building, with standard residences starting around $3.7 million, which confirms this is a building priced for accessibility relative to its category, not just for this one penthouse. Buyers moving from a sand address to this water address are typically looking at a price reduction of around 25 percent for a larger, better lit, better proportioned home with superior peripheral views.

For a buyer comparing net worth preservation and long term value against lifestyle, that spread matters. You are not settling for less. You are getting more house, more privacy, and more upside for less money per square foot.

Why the Pagani Name Actually Means Something Here

We are generally skeptical of branded residences. Too often a luxury name gets licensed onto a building with little real involvement from the brand itself, and buyers pay a premium for a logo rather than for craftsmanship. We have said this publicly and often.

Pagani Residences is the exception. We have sat down with Mr. Pagani directly, and the level of hands on involvement from the family is unmistakable in the finish details, down to the Listone Giordano wood floor with custom inlays you will not find in a typical pre construction building. Nobody buys a Pagani automobile because it has the most horsepower on paper. They buy it because every detail reflects decades of obsessive craftsmanship. That same philosophy has clearly carried into this building, and it shows in the execution, not just the marketing.

Amenities and Lifestyle

Residents get beach club access in both Surfside and South of Fifth, plus proximity to a marina just minutes away by car. North Bay Village itself is mid redevelopment, with a new boardwalk planned along Harbor Island, positioning the neighborhood for continued appreciation as Continuum Club and Residences and Ritz Carlton branded residences complete nearby. You get walkable access to Bay Harbor shops, mainland restaurants, and the energy of Miami, without living inside the density and noise that comes with a beachfront address.

Investment Outlook for North Bay Village

Location fundamentals matter as much as finishes when you are evaluating a condo as a long term asset, and North Bay Village is one of the more compelling stories in Miami right now. It sits on a small island that has historically been underdeveloped relative to its proximity to both Miami Beach and the mainland, which is exactly the kind of gap that tends to close once serious capital moves in. Continuum’s expansion and a Ritz Carlton branded project on the same island are not small signals. Institutional developers do not commit hundreds of millions of dollars to a neighborhood on a whim.

For a buyer thinking in terms of a 5 to 10 year hold, that combination of scarcity (only 70 residences at Pagani), rising neighborhood infrastructure, and a meaningful price gap versus established beachfront addresses is the setup you want to see before you commit eight figures. You are effectively buying into a neighborhood before it fully re-rates, at a basis well below what the same square footage and finish level commands three minutes away on the sand.

Who This Home Is Built For

This residence suits a buyer who has already lived the beachfront experience and is ready to trade density for privacy without sacrificing views, space, or finish quality. It works well for a primary residence, a long term hold, or a legacy property intended to be owned for decades rather than flipped. If your priority list includes real square footage, uncompromised water views from every room, and a builder who treats craftsmanship as non negotiable, this unit was built with you in mind.

It is also a fit for the buyer who is tired of comparing brochures. Most luxury pre construction marketing leans on renderings and adjectives. This unit can be underwritten on real numbers: verified square footage, a confirmed price per square foot, a construction timeline already in motion, and a direct comparison against every other boutique luxury building currently selling in Miami. That is the standard we hold every property to before it makes our top 10 list, and it is the standard we recommend you hold any advisor to before you write a check of this size.

See This Residence in Person

Numbers on a page can only tell you so much. If you want to understand what 70 linear feet of unobstructed bay and skyline views actually feels like, or how this unit compares against every other luxury building we track in Miami, the fastest path is a direct conversation with our team.

Contact the David Siddons Group today ([email protected] | 305.508.0899) to schedule a private tour of the Pagani Residences lower penthouse, or to learn more about this project. You can also use the application below to schedule a meeting.