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The Best Miami Luxury Condos in 2025 | Ranked By Neighborhood
As part of our tradition, we’re sharing our top Miami luxury condos for 2025. We’ve listed the best buildings by area and provided the key statistics for these condos. We cover price per square foot, appreciation, top sales, and best floor plans. You’ll also find some additional neighborhood information as well as mentions of the new condo developments in the area.
It’s important to know that I have been successfully selling luxury condos in Miami for over 15 years. As a result, I am constantly exposed to ‘off-market deals’ in almost all these luxury condos detailed below. Once you have read this blog and watched the video, please call me: (305 508 0899) or email me: ([email protected]) and I can advise you according to your needs. Assuming you are convinced that I am best equipped to help you buy that perfect condo, I will happily discuss dozens of my off-market options with you!
| Neighborhood | Units for Sale | Top Condos | Price Range per SF | Value Appreciation in last 5 years | Preferred Floor Plan | |
| 1. | Coconut Grove | Listings | One Park Grove | $2,700 to $4,000 | 70% | A Line |
| Listings | Park Grove tower 2 | $2,000 to $2,600 | 78% | A Line | ||
| 2. | Brickell | Listings | Four Seasons | $1,400-$1,600 | 35% | E or F |
| 3. | Downtown Miami | Listings | One Thousand Museum | $1,500-$2,000 | 27% | 01/02 |
| 4. | Edgewater | Listings | Elysee | $1,000 - $1,650 | N/a | 01/02 |
| 5. | South of Fifth | Listings | Continuum On South Beach | $2,500-$5,000 | 62% | North Tower: 01 or 02 South Tower: 03/04/05 lines |
| 6. | Miami Beach | Listings | Eighty Seven Park | $1,700 - $4,500 | 16%* | 01/02 |
| 7. | Surfside | Listings | Surf Club Four Seasons Residences | $3,850 - $6,500 | 86% | South Tower: 01 or 02 North Tower: 21, 22, 12 and 14 |
| 8. | Bal Harbour | Listings | Oceana | $1,600 - $4,200 | 28% | 01 |
| 9. | Sunny Isles | Listings | Estates at Acqualina | $2,200-$2,600 | n/a | 01/04 |
| 10. | Fisher Island | Listings | Palazzo del Sol | $3,000-$6,000 | n/a | A / C |
| 11. | Key Biscayne | Listings | Oceana | $1,500 - $2,550 | 41% | 01 |
| *The best lines trade at a higher percentage, and the highly sought-after 02 line has not yet appeared on the resale market, so the data is limited. | ||||||
The Best Luxury Condo in Coconut Grove: Park Grove
Park Grove is an exceptional project, with appreciation rates between 70% and 78%. While this is the average number, some floor plans have experienced even more appreciation. Spanning five acres, Park Grove provides extensive services, amenities and privacy. Developed by Terra Group, it’s a high-quality project. A testament to its quality is that many owners, especially those in the A line, are reluctant to sell, as they believe there’s no better place to live. The preferred and prime units are in the A line, though most lines are outstanding. Tower 1 is preferred for its views, while Tower 2 shares the same floor plans but with some obstructions. Part of Park Grove’s charm is its location in Coconut Grove. Coconut Grove is Miami’s oldest and most authentic waterfront neighborhood. It feels like a quaint town within a city, offering safety, walkability, family-friendliness, and proximity to top schools. Read our latest Coconut Grove condo report here.
Top new condos in the area include VITA, Four Seasons Private Residences, and the upcoming Mr. C. Residences. The Mr C Residences will be available for resale from around June 2024. Contact me for on and off market opportunities.
The Best Luxury Condo in Brickell: The Four Seasons Residences
The Four Seasons stands out as the premier condo in the Brickell area, commanding the highest sales price per square foot. Despite being a dated building, its quality remains exceptional. The most coveted lines, E and F, offer stunning bay views, making them the epitome of luxury living. The Four Seasons Residences is currently the only true luxury condo available.. Additionally, Santa Maria and Carbonell are noteworthy choices for discerning buyers. Please find our latest Brickell Condo report here.
Looking ahead, exciting developments include 1428 Brickell, Cipriani, Baccarat, and my personal favorite, the Mandarin Oriental Residences.
Best Miami Condo in Miami Downtown: One Thousand Museum
One Thousand Museum is undoubtedly the best new condo in the downtown corridor. It stands out as the only true luxury condo, offering expansive residences that span half or an entire floor, starting at 4,600 square feet. Every unit boasts stunning bay views, embodying true luxury living with excellent floor plans and spacious corridors. All floor plans are exceptional, with mirrored south or north-facing units providing prime living and amazing views. The finishes, designed by the late Zaha Hadid, are exceptional. It is highly amenitized, featuring the only condo helipad and a plethora of services. Units in the 01 or 02 line are priced at $1,500 to $1,600 per square foot.
The only other new condos in the Downtown area are the Waldorf Astoria and Aston Martin, with the latter scheduled for delivery this year.
The Best Miami Condo In Edgewater: Elysee
There are many great condos overlooking Biscayne Bay, and our favorite is Elysee. It offers half-floor and full-floor residences with spacious floor plans and numerous services, priced between $1,000 and $1,600 per square foot. These are beautiful residences, known for their outstanding amenities and breathtaking views. There are just three types of floor plans; a full floor plan, or a half floor plan either facing south or north. Therefore, there are no better floor plans, it is just a matter whether you prefer the south or the north views.
Villa is a new condo in the area, similar in format to Elysee, featuring many half and full-floor residences. Developed by the same team behind One Thousand Museum, Villa also includes a helipad.
Best Miami Condo In South of Fifth: Continuum on South Beach
Continuum is our top choice in the South of Fifth area. While there are numerous high-luxury condos in the SOFI vicinity, Continuum stands out as an irreplaceable gem, exemplifying a condominium that cannot be replicated. With units ranging from studios to 4 bedrooms, prices vary from $2,000 per square foot to $4,500 per square foot. The south tower is particularly favored, boasting prime locations directly overlooking the water, the cut, the bay, and the ocean. We admire Continuum for its comprehensive offerings, including a large foootprint with excellent amenities and services, essentially providing a resort-style lifestyle. Residents can enjoy tennis courts, multiple pools, a restaurant, a gym, a private beach and much more. Continuum on South Beach has an excellent management and as a result, this condo has shown great appreciation in value in the last years. Another notable condominium is Apogee, although there have been no new options available for selection.
Best Miami Condo In Miami Beach: Eighty Seven Park
For unparalleled luxury in Miami Beach, look no further than Eighty Seven Park, another exceptional project by Terra Group, renowned for their Park Grove development. I’m particularly enamored with the 01 and 02 lines, as well as the combination units. Offering breathtaking south views that are truly irreplaceable, it overlooks both the bay and a park. With a focus on exemplary services, this condo is designed for discerning end-users and is therefore our preferred condo in Miami Beach.
Honorable mentions include Faena and Edition South Beach, alongside upcoming developments such as Shore Club.
Best Miami Condo In Surfside: The Surfclub Four Seasons Residences
It’s evident why the Four Seasons Surfside has experienced an impressive 86% appreciation rate. This condo exemplifies the pinnacle of luxury living and has achieved the highest prices and appreciation rates. It ticks all the boxes for what a luxury condominium should offer and what contributes to its appreciation: expansive footprint, top-notch Four Seasons services, exquisite finishes, thoughtfully designed floor plans, stunning views, and the added allure of the hotel element. Once again, it embodies the formula for resort-style living on a grand scale. Corner units, particularly the 01, 02, 21, and 22 lines, are highly coveted, with prices typically ranging between $4,000 and $6,300 per square foot.
If the Four Seasons Surfside exceeds your budget, it may be worth considering a move north to Bal Harbour.
Best Miami Condo In Bal Harbour: Oceana Bal Harbour
The best option is Oceana, followed by St. Regis. Oceana boasts an exceptional 01 line that has appreciated more than average. We love the southeast corner units with the spacious four-bedroom layouts, but the 03 line is also noteworthy. This property features expansive grounds, spectacular services, breathtaking views, and an impressive pool area. If you are looking for a brand new condo in the area you might want to consider Rivage.
The Best Miami Condo in Sunny isles: The Estates at Acqualina
Sunny Isles is traditionally a second-home market, quite the opposite of an area like the Grove. Sunny Isles offers you a lot of bang for your buck. Our preferred property here is the Estates at Acqualina. These brand new residences are built on a massive footprint, featuring a high-quality hotel component, numerous services, and some of the best amenities available, including a great restaurant. Unit prices range from $2,200 to $2,600 per SF, with the corner residences (01 and 02 lines) being the most desirable. These spacious units are priced between $9 million and $20 million. This is an amazing option if you want beachfront living without Miami Beach prices, as the price per square foot is much more favorable.
There is currently just one new construction project in Sunny Isles, which is St Regis Residences in Sunny Isles.
Best Miami Condo in Fisher Island: Palazzo della Luna
Fisher Island is one of Miami’s most exclusive communities. This private island features a condo market with some of Miami’s best-appreciating properties. Condos like Bayside Village, Oceanside, Seaside Village, and Bayview have appreciated by 73% to 171%, with prices at or below $2,000 per square foot. The island also offers two newer condos, Palazzo del Sol and Palazzo della Luna. These properties are beautifully designed with large terraces, excellent finishes, spacious primary residences, and access to top-tier amenities. Residents enjoy a resort-like experience with beaches, restaurants, golf, and tennis, with prices around $3,500 per square foot. This is ideal for those seeking privacy and luxury.
The newest condos on Fisher Island include Six Fisher Island.
Best Miami Condo in Key Biscayne: Oceana Key Biscayne
Experience island living with easy access to the mainland, close to Coconut Grove and Brickell. Key Biscayne offers resort-style amenities and features a top-rated public school, a beach, its own police force, golf, tennis, and plenty of water sports. This truly family-oriented community is often compared to some of the best country club-style living in Miami. Most real estate here consists of homes, but the island also offers a good amount of condos. Our preferred condo is Oceana, one of the few newer developments. We recommend the 01 and 02 lines, although the other lines are also excellent as they are flow-through units. Oceana stands out with its good footprint, spacious units, and excellent services, with no current competition on the island. However, a new tower is on the horizon, and more details can be provided upon request. Text me for more information.
Conclusion
We aimed to provide the best condos in each area, but there’s no perfect option—it all depends on your location preferences, needs, and budget. Please call us if you’d like more information about different neighborhoods, condos, or other properties that might suit you. We also have extensive information on brand-new condos in the Miami area and can offer insights into the market, comparing various resale and new construction condos.
For a more detailed discussion, feel free to call me. With 20 years of market expertise and advanced data analytics tools, I can help you find the perfect property.
Schedule a Meeting/Zoom Cal with David
FAQ
These are the most commonly Miami Real Estate Related questions
What should relocation buyers know before buying real estate in Miami?
HOME BUYERS
Relocation buyers looking at homes in Miami should understand that choosing the right house is less about the property itself and more about location, schools, and long-term value. Many buyers make the mistake of focusing on price or finishes, while the real driver of value is the neighborhood and micro-location. Older homes often represent better value, but may also be part of a future redevelopment cycle. Newer homes command premiums, but don’t always sell faster if pricing is ahead of the market. Commute time, school access, and community dynamics are critical and often underestimated. The key is to evaluate homes not just as lifestyle purchases, but as long-term assets within a very localized market.
Sources:
https://luxlifemiamiblog.com/relocating-to-miami/
https://luxlifemiamiblog.com/relocating-to-miami-with-a-family/
CONDO BUYERS:
Relocation buyers should understand that Miami is a highly segmented, building-driven market, not a uniform one. Pricing can vary significantly between similar properties depending on building quality, layout, and financial health. Many buyers assume newer construction equals better investment, but that is often not the case. Factors like HOA fees, reserves, and rental policies can materially impact long-term value and liquidity. Negotiation opportunities often exist, especially in slower segments, but require precise market knowledge. The key is to evaluate micro-markets and individual buildings, not just neighborhoods or price per square foot.
Sources:
https://luxlifemiamiblog.com/miami-real-estate-market-report/
https://luxlifemiamiblog.com/new-construction-miami-guide/
What are the best areas for relocating families with children
For families relocating to Miami with young children, the most recommended neighborhoods are Coral Gables, Coconut Grove, and Pinecrest. Coral Gables offers the best balance of top schools, safety, and long-term value. Coconut Grove is ideal for younger families seeking walkability, greenery, and a lifestyle-driven environment. Pinecrest provides larger homes, excellent schools, and better value for space, making it ideal for growing families. The key driver across all three is access to strong schools and primary residential stability. Relocation decisions are less about new construction and more about long-term livability and resale strength.
Sources:
https://luxlifemiamiblog.com/best-neighborhoods-miami/
https://luxlifemiamiblog.com/what-are-the-best-family-neighborhoods-in-miami-in-2023/
Are new construction condos in Miami a good investment?
New construction condos in Miami can be a good investment—but only if you understand that not all buildings perform the same. According to the David Siddons Group, many buyers assume “new = better,” but in reality, performance depends on pricing, layout, building quality, and long-term demand. Some new developments set future price benchmarks and can drive long-term appreciation, especially in top-tier projects. However, many are priced aggressively at launch, and buyers relying on marketing instead of data often overpay.
The market is highly segmented, meaning two new buildings next to each other can perform very differently.
The best opportunities typically come from selecting the right building early or negotiating correctly in later phases.
In short: new construction is not automatically a good investment—it becomes one only with building-level analysis and disciplined entry pricing.
Sources:
https://luxlifemiamiblog.com/how-to-buy-a-luxury-condo-in-miami/
https://luxlifemiamiblog.com/category/independent-new-construction-condo-reviews/
https://luxlifemiamiblog.com/beyond-clickbait-real-insights-into-miamis-luxury-condo-market/
Why is buying a Miami condo riskier than buyers think?
Buying a Miami condo is often riskier than buyers expect because the true risks are at the building level—not visible in the listing price. Many buyers focus on finishes and views, while overlooking HOA reserves, insurance exposure, and potential special assessments. In reality, two identical units in different buildings can perform completely differently over time. Rising HOA fees and stricter regulations are also increasing the true cost of ownership, especially in older buildings. Liquidity can be affected by factors like financial health, rental policies, and ongoing repairs. The key risk is not the condo itself—but buying into the wrong building without proper due diligence.
Sources:
https://luxlifemiamiblog.com/how-to-buy-a-luxury-condo-in-miami/
https://luxlifemiamiblog.com/miami-condo-market-risks/
What are Miami's Safest Areas?
Which Miami Areas Still offer Great Value (Budget Friendly alternatives to Coral Gables and Pinecrest)
If you’re looking for better value than Coral Gables or Pinecrest, the answer (in true Siddons style) is not “go cheaper”—it’s go one layer outside the obvious markets.
The strongest value plays are:
- Schenley Park → closest substitute to Coral Gables at ~20% discount while maintaining similar character and location
- Biltmore Heights → almost identical feel to the Gables but ~25–30% cheaper on a $/SF basis
- Glenvar Heights → central location with larger lots and ~25% pricing advantage vs South Miami/Gables
- Baptist / Galloway (Kendall) → Pinecrest-style living (space, schools, land) at up to ~30% lower pricing
The pattern is consistent:
👉 Buyers are shifting west and slightly off-market to gain land, scale, and pricing efficiency. You don’t find value by going to a “cheaper neighborhood”—you find it by identifying adjacent micro-markets that offer the same lifestyle fundamentals without the brand premium.
Sources:
https://luxlifemiamiblog.com/best-value-neighborhoods-miami/
https://luxlifemiamiblog.com/category/miami-neighborhoods/
Is NOW a good time to buy in Miami?
Are Miami real estate prices going down in 2026?
No—but that’s the wrong way to look at it. Miami is not one market anymore, so prices are not moving in one direction. In 2026, the market is split into two: ultra-luxury, scarcity-driven areas (like waterfront and top-tier neighborhoods) are still holding or even rising, while mid-tier condos and oversupplied segments are flat or correcting. What we’re seeing is price divergence, not a crash—some properties are gaining value while others are quietly adjusting downward. Rising inventory and more selective buyers are putting pressure on pricing in certain segments, especially older condos or buildings with weaker fundamentals.
At the same time, global wealth and cash buyers continue to support pricing at the top end of the market. So the real answer: prices aren’t broadly dropping—they’re being repriced based on quality, location, and supply.
Should I buy a house or a condo when relocating to Miami?
The decision comes down to lifestyle first, investment second—and most relocation buyers get that backwards. If you want space, privacy, schools, and long-term family living, a single-family home in areas like Coral Gables or Coconut Grove is typically the stronger choice. If you prioritize walkability, low maintenance, and proximity to business districts, a condo in Brickell or waterfront markets makes more sense.
From an investment perspective, homes tend to be more stable, while condos are more building-dependent and cyclical. Most relocation clients underestimate how much building quality, HOA structure, and future costs impact condo performance. The right answer isn’t “house vs condo”—it’s which asset fits your lifestyle AND holds value within its micro-market.
How do I choose the right Miami neighborhood for my lifestyle?
Why are Miami condo prices so different between buildings?
Miami condo pricing varies widely because value is determined at the building level, not just by location. Two buildings next to each other can have major differences in financial health, reserves, HOA fees, and management quality. Buyers also pay premiums for better layouts, views, amenities, and newer construction—but not all “new” buildings perform equally. Factors like rental policies, upcoming assessments, and building reputation can significantly impact resale value. This is why price per square foot alone is misleading in Miami’s condo market. The real driver of value is how that specific building competes within its micro-market over time.
Sources:
https://luxlifemiamiblog.com/how-to-buy-a-luxury-condo-in-miami/
https://luxlifemiamiblog.com/category/independent-new-construction-condo-reviews/
WHY WORK WITH DAVID? THINGS YOU SHOULD KNOW...
For all our analytics we are agents driving some very unique and advanced tech. We Provide a granular and custom experience that empower our clients with the insight and tools to understand the most complex behaviors of any local markets.
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Analytical
Over 100 reports produced to date
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Knowledgeable
Over 1800 published articles and counting
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