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Sunny Isles Beach's luxury towers, from Porsche Design to Armani Casa, redefine oceanfront living.

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Sunny Isles Beach: A Guide to the Oceanfront Condo Towers

Last updated: July 2026

Sunny Isles Beach condos sit on a narrow barrier island in northeast Miami-Dade County, along a roughly two-mile stretch of Collins Avenue where nearly every oceanfront parcel now carries a high-rise tower. If you are pricing the market in mid 2026, here is the short version: Redfin counts just over 1,050 condos for sale in the city at a median listing price of about $787,000 [1], while the luxury segment, the branded oceanfront towers most buyers picture when they hear the city's name, posted a median sale price of $1,350,000 in the second quarter of 2026, up 6.2% year over year [2]. That spread tells you the real story. Sunny Isles Beach is two markets in one building code: an older inventory of 1970s and 1980s condos on the bay and mid-island, and a newer generation of branded oceanfront towers where pricing behaves more like collectible product than commodity housing. This guide covers what the towers cost, what is under construction, and the structural-inspection questions that now separate old inventory from new.

What Sunny Isles Beach condos cost in 2026

The citywide median listing figure near $787,000 [1] blends everything from compact units in decades-old buildings to full-floor oceanfront residences, so treat it as a floor for orientation rather than a price guide for any specific tower. In the branded oceanfront buildings, pricing is set per square foot and per line, and the premium for direct ocean exposure, higher floors, and newer construction is substantial. The Q2 2026 data showing a $1,350,000 median for the luxury tier, rising while much of the South Florida resale condo market softened [2], is consistent with what we see on the ground: buyers are paying up for new, fully reserved, structurally current buildings and discounting the rest.

For underwriting purposes, the useful move is to separate the market into three buckets: pre-2000 buildings (deepest discounts, highest assessment risk), 2000 to 2015 construction (middle of the range), and the post-2016 branded towers (premium pricing, minimal deferred maintenance). The same floor plan size can trade at multiples across those buckets.

The branded tower era

Sunny Isles Beach became a proving ground for brand-licensed residential development, and the buildings that define the skyline are worth knowing by name.

Porsche Design Tower (18555 Collins Avenue, completed 2017) introduced the patented vehicle elevator that carries residents and their cars up to sky garages attached to individual units [3]. It remains one of the most recognizable buildings on the island and a reference point for automotive-brand residential worldwide.

Residences by Armani/Casa (18975 Collins Avenue, completed 2019) paired developer-led architecture with fashion-house interiors, and Turnberry Ocean Club (18501 Collins Avenue, completed 2020) took the amenity race vertical with a multi-level private club in the tower's crown. Both trade at significant premiums to the city median.

These buildings matter to a buyer's analysis for a practical reason: they were all delivered after Florida's building-boom lessons of the 1980s stock, they are early in their maintenance life cycles, and their reserve pictures look nothing like those of buildings approaching their first structural milestones.

What is under construction now

The development pipeline did not stop, it moved upmarket.

Bentley Residences (18401 Collins Avenue) went vertical in 2026. The 62-story, 716-foot tower will hold 216 residences with in-unit sky garages served by a vehicle elevator system, and it is tracking toward completion in 2028 [3]. As of June 2026 the structure had passed level 7 and was adding roughly a floor every five to six working days [3].

The St. Regis Residences, Sunny Isles Beach (18801 Collins Avenue) is a two-tower project from Fortune International Group and Chateau Group. The 750-foot, 62-story South Tower with 182 residences is expected to complete in the fourth quarter of 2028, with the North Tower following in 2029 [4]. The site history is itself a data point on land scarcity: the developers assembled the parcel by buying out all 347 units of a 1954 condominium for a reported $112.5 million [4].

For buyers, the pipeline means pre-construction remains a live option in Sunny Isles Beach at the very top of the market, while resale pricing in older buildings absorbs the competition.

Older buildings vs new towers: the inspection question

Florida's post-2021 condo-safety framework changed the economics of older oceanfront buildings, and Sunny Isles Beach, with its concentration of high-rises in a salt-air environment, is squarely affected. Under the milestone inspection law passed as Senate Bill 4-D in 2022 and refined by later sessions, condo buildings three stories or taller must complete a structural milestone inspection by 30 years from their certificate of occupancy, with local officials empowered to require it at 25 years for buildings near the coast, and every 10 years thereafter [5]. Associations also face structural integrity reserve study requirements that ended the old practice of waiving reserves for roofs, load-bearing walls, and other structural components [6].

The practical effect on this market: buildings from the 1970s and 1980s are working through inspections, repairs, and reserve funding at the same time, and some of that cost surfaces as special assessments or higher monthly fees. This is not a reason to avoid older buildings, several trade at meaningful discounts per square foot, but it is a reason to underwrite them properly. Before writing an offer on an older Sunny Isles Beach condo, review the milestone inspection report (or its scheduled date), the structural integrity reserve study, the current reserve balance, and any pending or recently passed assessments. On the new towers, the same review is fast, which is part of what buyers are paying for.

How Sunny Isles Beach fits the northeast corridor

Sunny Isles Beach is the oceanfront address of a broader northeast Miami-Dade market. Immediately west across the Intracoastal, Aventura offers a deeper mix of mid-rise and high-rise condos, mall-anchored retail, and generally lower price points per square foot, which makes it the natural comparison for buyers who want the corridor without paying the oceanfront premium. Many Sunny Isles owners shop both markets, oceanfront for the primary residence or trophy unit, Aventura for value or investment inventory.

If you are weighing specific buildings against each other, that is exactly the kind of building-level work a buyer consultation is for. And if you already own in one of the older towers and are trying to decide whether to sell before or after an assessment cycle, start with a listing valuation so the decision runs on numbers rather than lobby rumor.

Frequently asked questions

Are Sunny Isles Beach condos a buyer's market in 2026?

At the resale tier, generally yes: inventory above 1,000 active listings against a slower sales pace gives buyers negotiating room in older buildings [1]. The branded luxury tier is behaving differently, with the Q2 2026 median up 6.2% year over year [2]. Negotiate hard on 1980s inventory, expect less give on newer oceanfront product.

What should I check before buying in an older Sunny Isles Beach building?

Four documents: the milestone inspection report or its due date, the structural integrity reserve study, the association's reserve balance, and the assessment history. Florida law now requires the inspections and reserve studies for buildings three stories and taller [5][6], so the paperwork exists or is scheduled; your job is to read it before you are under contract.

When will Bentley Residences and the St. Regis towers be finished?

Bentley Residences is under vertical construction and tracking toward 2028 [3]. The St. Regis South Tower is expected in the fourth quarter of 2028, with the North Tower following in 2029 [4]. Pre-construction timelines can move, so build slack into any plan that depends on a delivery date.

Do the new towers really justify the price premium over older oceanfront buildings?

That depends on your holding period and appetite for assessment risk. The premium buys current structural condition, funded reserves, and brand liquidity at resale. The discount on older buildings can be attractive if the inspection and reserve documents are clean, and a trap if they are not. Price the documents, not the view.

Gabriel

Sources

Gabriel A. Moyers, PA. eXp Realty. Florida License #3407280. Equal Housing Opportunity. This article is general information as of July 2026 and is not legal, tax, or financial advice. Verify current figures against authoritative sources before acting.