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South Florida Pre-Construction Condos | Brickell Vs Miami Beach Vs Fort Lauderdale
South Florida Pre-Construction Condos | Get to Know the South Florida Condo Market
The David Siddons Group offers excellent peripherals on the South Florida real estate market. We use territory experts who live and work in their respective areas and who know every single building and sub-market in their territory. As a result we can compare areas and different condo projects within these areas to one another to get a better understanding of the entire market. In this video we provide you with honest and impartial advice about the condo market. This video/blog is specifically interesting if you know you want to be in South Florida, but you are still unsure on where exactly you want to be.
Three territory experts from the David Siddons Group present you their favorite new pre-construction condos in Brickell, Miami Beach (Includes Sunny Isles) and Fort Lauderdale (Includes Pompano Beach). They discuss one condo in the $4M/$5M range and one in the $8M+ range.
- 00:00 Introduction on “South Florida Pre-Construction Condos”
- 01:00 The Miami Beach Market | $4M/$5M | St Regis Sunny Isles Beach
- 02:35 The Fort Lauderdale Market | $4M/$5M | Selene Fort Lauderdale
- 04:30 The Brickell Market | $4M/$5M | Cipriani Residences Brickell
- 05:20 The differences and similarities between the different markets
- 07:20 The Brickell Market | $8M+ | St Regis Brickell
- 08:35 The Miami Beach Market | $8M+ | The Perigon Miami Beach
- 10:30 The Fort Lauderdale Market | $8M+ | Selene and Ritz Carlton Pompano Beach
- 11:45 What about David’s favorite pick in Miami? VITA Coconut Grove
- 13:20 The David Siddons Group | What sets us apart and how do we add value to the real estate process?
Cipriani | The Best Brickell Pre-Construction Condo With a $4M/$5M Budget
Our Brickell territory manager Shakira Sanchez choose the brand new Cipriani condo as her first option for one of the best South Florida pre-construction condos. The Cipriani residences in Miami is the world’s first ground-up residential tower offering 80 stories and 397 residences. The residences range between 1 to 4 bedroom units and from 1,200 to 3,500 SF.
- 2 Bedroom Residences | Starting at $1.8M
- 3 Bedroom Residences | Starting at $2.5M
- 4 Bedroom Residences | Starting at $4.6M
- Premier 4 Bedroom Residence: 3,500 interior square feet | $4.9M ($1,400 PSF)
The Best Floor Plan at Cipriani Brickell
The best line at Cipriani in Brickell is the 01 line, which gets larger as you get up in the building. An 01 line above the 62nd floor is Shakira’s preferred option as these units are completely flow-through from east to west with a wrap-around balcony, 4 bedrooms and around 3,500 SF. These units trade for approx. $1,400 per SF (around $4.9M).
The St Regis Sunny Isles | The Best Pre-Construction Condo on the Beach with a $4M/$5M Budget
The St Regis in Sunny Isles offers two towers situated on 4.7 acres and 435 linear feet of oceanfront in Sunny Isles Beach with 70,000 Sf of amenities. Although the condo will be managed by the St Regis Hotel Company, the building is a completely private residential building with no hotel on the premises and no transient use. The first tower (South Tower- Phase 1) will be a 750 Ft tall / 62 Stories condo with 194 residences featuring 2, 3 and 4 bedrooms ranging in size from 1,950 to 4,680 SF.
- 2 Bedroom Residences (1,950 – 2,200 SF)| Starting at $4 Million
- 3 Bedroom Residences (2,500 – 3,100 SF) | Starting at $5 Million
- 4 Bedroom Residences (3,500 – 4,680 SF) | Starting at $6 Million
The Best Floor Plan at the St Regis Residences in Sunny Isles Beach
Stefania’s top floor plan at St Regis Sunny Isles is the 03 line unit (see green colored floor plan). The 03 line is a 2 bedroom unit with 2,170 SF directly facing the ocean. The unit comes with a den and 3.5 bathrooms. The den can easily serve as a third bedroom and accommodate a family. With more and more people looking for large units that can serve as primary residences this is a very appealing floor plan. This unit on the 20th floor will trade for $4,357,000. It is hard to find this price point at the newer Sunny Isles condos such as the Ritz Carlton or the Turnberry Ocean Club.
Selene | The Best Fort Lauderdale Pre-Construction Condo With a $4M/$5M Budget
Looking for one of the best South Florida pre-construction condos in in Fort Lauderdale? Our Fort Lauderdale expert Elaine Tatum selected Selene in Fort Lauderdale. Selene is directly across from Fort Lauderdale’s award-winning Las Olas Beach and minutes from the shops, cafes and restaurants along Las Olas Boulevard, Selene raises the bar on exceptional beachfront living. It’s Fort Lauderdale’s only new 300′, 26 story twin tower luxury beachfront property and offers iconic temporary architecture by the industry-visionaries at Kobi Karp Architecture, features sweeping, graceful lines complemented by walls of glass, creating the feeling of complete transparency and light.
The Best Floor Plan at Selene Fort Lauderdale
Option 1
Elaine selected the Tiffany residence in the South Tower as the best floor plan of Selene.
The Tiffany offers: 3 Bedrooms + Den | 3.5 Bathrooms | 3,240 SF Interior and 735 SF of Terrace with panoramic South Views from Direct Ocean to Intracoastal/Sunset & City Views.
- 22nd Floor Finished Price: $4,977,000 per $1,536 per SF
- 10th Floor Finished Price: $3,977,000 per $1,277 per SF
- 7th Floor Finished Price: $3,757,000 per $1,159 per SF
- Finish Package Value currently added to price is $262,000
Option 2
In the east tower Elaine opts for the Seaglass unit. The Seaglass offers: 3 Bedrooms + Den | 4 Bathrooms | 3,112 SF Interior and 472 sq ft Terrace with direct Ocean Views, Intracoastal views form higher floors East and South Exposure.
- 24th Floor Finished Price: $5,101,000 per $1,639 SF
- 21st Floor Finished Price: $4,761,000 per $1,529 SF
- 15th Floor Finished Price: $4,361,000 per $1,401 SF
- 10th Floor Finished Price: $4,061,000 per $1,305 SF
- Finish Package Value added to price is $278,000
St Regis Brickell | The Best Brickell Pre-Construction Condo With a $8M+ Budget
For the $8M+ range our Brickell expert Shakira Sanchez choose the brand new St Regis residences in Brickell. Located in the highly coveted South Brickell with direct bayfront views. The east tower, which is the project’s premier tower, will only offer 149 residences with 4 units per floor. The units at the St Regis are ranging from 2,375 to 3,400 SF and the premier 4 bedroom residences are the southeast corner units ranging from $5.5M to $7.8M ($1,600 to $2,200 PSF)
The Best Floor Plan at the St Regis Residences
The St Regis trophy floor plan is the B line (southeast exposure). This is a 4 bedroom corner residences with approx. 3,400 SF of living area, 11 ft ceilings, a spacious and deep balcony and mesmerizing bay views. The unit is accessed via a private elevator and after entering the unit via your private foyer, you right away enjoy the breathtaking water views. The floor plans embrace the modern way of living with lots of open spaces, a great flow and a large social area which enjoys expansive water views. The living or common areas are separated from the bedrooms by means of a long corridor. The units also provide for a laundry room and service room.
The Perigon Miami Beach | The Best Miami Beach Pre-Construction Condo With a $8M+ Budget
The Perigon offers 82 signature homes by OMA design studio with direct, private elevator entry to each residence, gracious 10-foot ceilings with floor-to-ceiling windows and private 10- to 12-foot-deep terraces designed to provide direct views of the Atlantic from every residence. For more insights into this project, you can read our independent review here.
The Best Floor Plan at the Perigon in Miami Beach
The Perigon offers 6 floor plans which will expand as you reach the 11th floor. Floor plans are extremely large anyway starting at 2,121 SF for a two bedroom. The 3 most desired floor plans are the 01 line, the 06 line and the 02 line. The 01 line completely sold out therefore Stefania selected a 02 line for you. The 02 line is south and east facing and has a very different layout than the previously mentioned floor plans. This floor plan comes with three very private terraces and provides for bay and ocean views.
- Floor 3: 2 bedrooms, 2.5 bathrooms and 2,445 SF
- Floor 4-10: 3 bedrooms, 3.5 bathrooms and 3,350 SF
- Floor 11-15: 3 bedrooms, 3.5 bathrooms and 3,528 SF
As an example we take unit 702 that is an available unit offering 3 bedrooms, 3 bathrooms and a powder room. It offers 3,350 SF and is asking $8,869,902 (as per May 2022)
Selene Fort Lauderdale (Option 1) | The Best Fort Lauderdale Pre-Construction Condo With a $8M+ Budget
The Best Floor Plan at Selene Fort Lauderdale
As a first option Elaine choose the South Penthouse (2701- PH E1). Penthouse 2701 E1 offers 5,183 interior SF, with an additional 922 SF on the terraces. It consists of 3 bedrooms, a family room, an office and 4.5 bathrooms. This is priced roughly at $1,910 per square foot for a total of $9,899,000. Click here for all Penthouse floor plans.
Ritz Carlton Pompano (Option 2) | The Best Fort Lauderdale Area Pre-Construction Condos With a $8M+ Budget
The Beach Tower at the Ritz Carlton Residences in Pompano Beach offers 115 residences ranging from 1,309 SF to 4,850 SF with spacious floor plans boasting ocean, city and Intracoastal views. All residence delivered fully-finished including flooring, kitchens & bathrooms and come with expansive terraces and private elevator lobby for each residence.
The Best Floor Plan at the Ritz Carlton Pompano Beach
For the $8M+ selection, Elaine would opt for the North facing penthouse at the Ritz Cartlon. This penthouse offers 5,400 SF with 4,700 SF of terrace.
VITA Coconut Grove | David’s Pick in Miami
Vita Grove Isle offers just 65 luxuriously designed and appointed condominium residences showcases unobstructed panoramic bay views and feature wrapped terraces. The project offers 3- and 4-bedroom residences that range from 2,500 to 5,000 SF and are wrapped by terraces that are 13’5” deep. We consider Vita a top condo for a variety of reasons.
The Best Floor Plan at Vita Coconut Grove
David opted for some units in the Mare section, The building is divided into three sections: Sole, Luce and Mare. Mare is the east facing section, which are the premium units with pure ocean views.
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/
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