St. Regis Sunny Isles Beach

Independent Review of Prices, Floor Plans, and Location

This article was written to independently review the St Regis Residences in Sunny Isles Beach Besides analyzing the project’s features I will compare it against other top new construction and resale condos in Sunny Isles and Miami. It represents just one of the numerous independent reviews we provide for newly constructed condominiums throughout Miami.

Like yourself, I also got a first glimpse of the project through the developer’s renderings and videos. Curious to know more I visited the sale center. As I have 15+ years of experience selling real estate and sold hundreds of new construction units, I know what to pay attention to and what questions to ask. Being very familiar with St Regis’ location, finishes, and floor plans and being able to stack this up against the competition, I believe I can give you an unbiased review.

As always, whether you are reading in detail or skimming for information. Enjoy the article and don’t forget to read my conclusions at the end!

  • Independent Review of St. Regis Sunny Isles Beach
  • Independent Review of St. Regis Sunny Isles Beach
  • Independent Review of St. Regis Sunny Isles Beach
  • Independent Review of St. Regis Sunny Isles Beach
  • Independent Review of St. Regis Sunny Isles Beach
  • Independent Review of St. Regis Sunny Isles Beach

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

Additional floor plans, brochures, renderings, and pricing details

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.

Hierarchy in the Miami Luxury Condo Market

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.

Schedule a meeting to learn more about floor plans, prices and value

The Economics of St. Regis Sunny Isles Beach

Prices are subject to change, but as of September 2024, 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 2024, 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. These screens will help you to put the market into context and show you what other top luxury condos are trading for.

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
  • Sunny Isles’ historic volatility compared to markets like the Grove is something to keep into consideration

Alternative Condos

Check here our top 10 new construction condos to find alternatives that might work better for you!

Top Mistakes That Cost Miami Condo Buyers Millions

Conclusions and Advice regarding St Regis Sunny Isles

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.

Want to know more?

You can schedule a meeting with me via the Calendly link below. You can also send me an email ([email protected]) or call me on my cell (305) 508-0899. If you want to know more about me, read my bio.

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?

The safest areas in Miami are typically Coral Gables, Coconut Grove, Pinecrest, Key Biscayne, and Ponce-Davis. These neighborhoods stand out due to low density, strong community presence, and high concentration of full-time residents, which directly impacts safety. In Miami, safety is highly localized, meaning micro-location and specific streets matter more than zip codes. Areas with top schools and family-driven demand tend to maintain stronger safety profiles over time. Gated communities and low-traffic residential streets further enhance security. Ultimately, the safest areas are defined less by price and more by stability, schools, and residential character.

Sources:
https://luxlifemiamiblog.com/safest-place-live-miami/
https://luxlifemiamiblog.com/best-neighborhoods-miami/

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?

In 2026, the answer is yes—but only if you understand what part of the market you’re buying into. Miami is no longer one market; it has split into multiple segments behaving very differently. From a David Siddons perspective, this is a selective buyer’s window, not a broad “good time” headline. Some segments—especially condos with rising inventory—are offering negotiation opportunities and better entry points. 

At the same time, prime single-family homes and top-tier new construction continue to hold value or even trade near record levels.

Buyers who rely on timing the market often miss the point—success in Miami today comes from selecting the right micro-market and asset, not waiting for a crash.  If you are disciplined on pricing, building quality, and location, this market offers opportunity. If you are not, it is easy to overpay. 2026 is a good time to buy in Miami for informed buyers—because the market is fragmented, negotiation exists, and strategy matters more than ever.

Sources:
https://luxlifemiamiblog.com/miami-real-estate-market-report-q1-2026/
https://luxlifemiamiblog.com/market-reports/

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.

Miami Real Estate Market Report Q1 2026

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?

Choosing the right neighborhood in Miami comes down to how you live day-to-day, not just where prices are. Relocation buyers should first define priorities: walkability, schools, commute, or waterfront lifestyle.
For example, Coconut Grove fits walkable, family-oriented living, while Brickell suits urban, high-rise lifestyles. Buyers often make the mistake of focusing on price per square foot instead of lifestyle fit and long-term livability. Each neighborhood operates like its own micro-market, so the “best” area depends on your daily routine and long-term goals. The key is to align lifestyle, location, and market fundamentals, not just aesthetics or newness.


https://luxlifemiamiblog.com/best-neighborhoods-miami/

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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