St. Regis Sunny Isles Beach

Introduction to St. Regis Sunny Isles Beach Residences

This assessment provides a comprehensive evaluation of the lifestyle quality and value associated with St Regis in Sunny Isles Beach. It represents just one of the numerous independent reviews we provide for newly constructed condominiums throughout Miami.

Article Overview:

1. Direct Access to Floor Plans, Renderings, Prices and Condo Rankings
2. Large, Primary Residences
3. The St. Regis Brand
4. Similarities to the Successful Ritz Carlton Residences in Sunny Isles Beach
5. The Economics of the Building: Comparing its prices to other New Construction Condos as well as resale condos
6. Who this condo is NOT for and what possible alternatives.
7. Our top 10 Condos of 2023-2028
8. Conclusions and advice

2.  Large, Primary Residences

The floor plans are very well-considered and offer a great flow and functionality. They are created for end-users with spacious social areas, a den, and deep (at least 12 ft) terraces. Moreover, many of the secondary bedrooms face the ocean. In the next section, we discuss how this condo is an improved version of the successful Ritz Carlton in Sunny Isles Beach. The developer improved some features of these already well-planned Ritz Carlton floor plans, which makes us highly bullish on this new condo. Examples are deeper balconies and larger closet spaces. Another advantage is that the west views are unobstructed. This means you will enjoy beautiful east views over the ocean and west views over the Intracoastal.

It is hard to find large units in Sunny Isles Beach or Miami, and there is almost nothing above 4,500 SF+. We are working with several families looking for 4,500 SF condos, but we cannot find a suitable large unit. St. Regis Sunny Isles, however, offers many residences that measure 4,500 SF or more. Especially on the 40th floor and up (62 stories in total) there are a lot of 4,000 SF + units. Additionally, many of the units can be combined. The entire 9th floor is now one single residence for a family. Over ten families have combined units, so there are several very large residences in the building, which is excellent for density and exclusivity. This brings more end-users to the project, compared to investor classes. Condos with many end-users tend to perform better over time as they are more stable and less vulnerable to changes in the macroeconomic spa

3 The St Regis Brand

Many buyers are attracted to this condo because of its brand name. Although this Miami luxury condo will not offer a hotel component, it will enjoy 5-star services by the St Regis brand. Besides the added value of white glove service, hospitality brands tend to outperform non-branded towers.  The table below compares hospitality-branded projects to all of Miami’s condos, and the difference is striking. 

Besides the top-notch services and the superior performance associated with the brand, it also reduced the risk of ‘Value Engineering’,  which is commonly referred to as cost-cutting. With construction expenses escalating and numerous units already committed to contracts, many developers are witnessing diminishing profits. In projects affiliated with a luxury brand like St. Regis, the likelihood of resorting to cost-cutting measures is diminished. The St. Regis brand’s stringent involvement ensures that nothing less than perfection is acceptable.

4  Similarities to the Successful Ritz Carlton Residences in Sunny Isles Beach

The Ritz Carlton Residences in Sunny Isles Beach share the same developer (Fortune International Group and Chateau) and architect (Arquitectonica). The floor plans will be very similar to those of the Ritz Carlton, with corner units being flow-through. Additionally, the balconies will be deeper, and the closet space will be more spacious. So it is essentially an improved version of an already successful project that is seeing high rates of appreciation. I have been many buyers for this condo, but nobody wants to sell. I reached out to almost all owners to get in return: “Sorry David, we love it too much, try in another few years”.

St Regis will feature a nautical theme with lots of wood, similar to the design of the Ritz Carlton. Designer Patricia Anastassiadis, who was not the designer for the Ritz, is known for her sophisticated and timeless design. 

St.Regis Sunny Isles will sit at the end of Sunny Isles with easy access to Aventura Mall and I95. Many people take the following exit for I 95, the one located after Golden Beach, which is way less busy.

5. The Economics of St. Regis Sunny Isles Beach

Prices are subject to change, but as of September 2023, St. Regis in Sunny Isles averages around $2,500 per SF. This is in line with the other ultra-luxury condos that are being constructed on the Beach such as Perigon, Rivage, or Bentley.

Screen 1 shows you the overview of all new construction condos in Miami and their average prices. In screens 2 and 3, you can see the average resale prices per SF for Sunny Isles condos and for Miami’s most luxurious resale condos. In both markets, I only selected properties of $4M+, to make a better comparison. Prices are subject to change, but as of September 2023, St. Regis in Sunny Isles averages around $2,500 per SF. This is in line with the other ultra-luxury condos that are being constructed on the Beach such as Perigon, Rivage, or Bentley.

Screen 1 shows you the overview of all new construction condos in Miami and their average prices. In screens 2 and 3, you can see the average resale prices per SF for Sunny Isles condos and for Miami’s most luxurious resale condos. In both markets, I only selected properties of $4M+, to make a better comparison.

St.Regis Sunny Isles will sit at the end of Sunny Isles with easy access to Aventura Mall and I95. Many people take the following exit for I 95, the one located after Golden Beach, which is way less busy.

6. Who is this condo NOT for?

• If you are a buyer looking for a small condominium, this isn’t the condo for you. These are large units, and there are no small units.
• Not all the units flow through. This will not matter to everyone, but some buyers prefer flow-through units.
• The location is at the end of Sunny Isles. This is good to get to the I95, but it is not the most walkable part of Miami.

Alternative Condos

• If you like to be in Sunny Isles and prefer new construction condos, you might want to consider Bentley Residences.
• In case you like to be in Sunny Isles and prefer a finished condo that already has a track record, you might want to look at the Ritz Carlton in Sunny Isles, Turnberry Ocean Club, or Estates at Acqualina.
• If you like new construction condos but prefer another neighborhood, you might want to look at Five Park or the Perigon in Miami Beach. If you like the urban core, you might want to consider the Edition Residences or St Regis Brickell. Finally, a good option is Vita at Grove Isle in Coconut Grove.

7. Our Top 10 New Construction Condos in Miami

I truly believe this is one of Miami’s top projects of the moment that will outperform all other condos. St Regis specifically caters to individuals seeking expansive residences that provide the same functionality and benefits as a traditional single-family home. Based on my own experiences, I firmly believe that the closer a condo residence comes to emulating the advantages of a house, the more successful it is likely to be.

As we see more and more buyers looking at large condo residences, the supply of ultra-large residences in Miami is very limited. Finding a spacious 4-bedroom unit, especially one that exceeds 3,500 square feet, is no easy task. There are only two new condo towers in Sunny Isles that cater to these buyers. In addition, many relocation buyers want to be on the beach, there are currently just a handful of condos being built on the actual sand.

Finally, the team behind St Regis in Sunny Isles has an excellent track record. The condo seems to be an improved version of the highly successful Ritz Carlton.

Why Work with Us?

We enjoy full super-broker status with most of the developments. This means we get first access to information and inventory. As super brokers, we enjoy all the benefits of having this status but by using us you still get independent advice. We are not limited to just one project and are therefore providing you with what the entire market has to offer. We provide you with the pros and cons of the location and the floor plans and we will compare prices with other new and resale condos. There are subtle nuances when it comes to buying pre-construction and therefore it is essential you work with an independent agent who has 17+ years of experience in selling pre-construction. We know the reputation of developers, we know what to look out for and we know what questions to ask.

I have sold hundreds of new construction condos and resale condos over my career. I have provided independent advice about the new condo market for over a decade and I have observed consistent patterns and trends over that time. My experience will not only guide you towards the best unit but also protect you from terrible mistakes. I challenge you to quiz me on any building in any market. I will honestly give you the good, the bad, and the ugly no matter what the cost.