Best New Condos in Miami Beach 2026

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Quick Answer: Miami Beach's new condo market in 2026 is defined by ultra-luxury, with fewer than a dozen active new projects across South Beach, Mid-Beach, and North Beach. The scarcity of developable land makes every new project here significant. Top developments include Five Park, The Perigon, Shore Club Private Collection, and 72 Park Miami Beach. Prices range from $1,200 to $4,000+ per square foot, with total unit prices starting around $2 million and reaching well above $50 million for penthouses.

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Why Miami Beach Is Different

Miami Beach is a barrier island. That simple geographic fact shapes everything about its real estate market. There is a finite amount of land, it is surrounded by water on all sides, and new development requires either tearing down existing structures or finding increasingly rare vacant parcels.

This scarcity is why Miami Beach has always commanded a premium over mainland Miami neighborhoods. And it is why new construction here is especially valuable -- every new building represents one of the last opportunities to own truly modern oceanfront real estate on this island.

In 2026, the supply dynamics are stark. While the mainland has 25,000+ pre-construction units in the pipeline, Miami Beach has fewer than 2,000 new units across all active projects. For buyers seeking new construction condos in Miami with oceanfront access, this limited supply creates both urgency and premium pricing.

Top New Condo Projects in Miami Beach

Five Park Miami Beach

Developer: Terra + GFO Investments Location: South of Fifth (SoFi), 500 Alton Road Units: 98 residences (48 stories) Price Range: Starting from approximately $2,500,000 Price Per SF: $1,800-$3,500 Status: Nearing completion / recently delivered Architect: Arquitectonica

Five Park is the tallest tower on Miami Beach, rising 48 stories with unobstructed views of the ocean, bay, and city skyline. Its South of Fifth location is the most coveted address on the Beach -- a quiet, tree-lined neighborhood at the southern tip of the island, steps from South Pointe Park and the beach.

The building features interiors by Gabellini Sheppard, a curated art collection throughout common areas, and a 30,000-square-foot amenity package that includes a rooftop pool and observation deck, spa, fitness center, private dining room, children's facilities, and a residents-only park at the base.

Five Park is one of the few opportunities to own in SoFi without the compromises of older buildings (low ceilings, outdated mechanicals, small floorplates). Remaining units are going quickly as the building nears full delivery.

The Perigon Miami Beach

Developer: Mast Capital + Starwood Capital Location: Mid-Beach, 5333 Collins Avenue Units: 73 residences (17 stories) Price Range: Starting from approximately $4,200,000 Price Per SF: $2,500-$4,000+ Status: Under construction Estimated Delivery: 2026-2027 Architect: OMA / Rem Koolhaas

The Perigon represents one of the most architecturally significant residential buildings ever designed for Miami Beach. Rem Koolhaas and OMA (the firm behind CCTV Beijing, the Seattle Central Library, and Fondazione Prada) are making their first residential foray in the southeastern United States.

The building features cantilevered terraces that cascade down the oceanfront facade, creating a stacked landscape effect. Interiors are by Ryan Korban. Each residence has direct ocean views and flow-through layouts with both sunrise and sunset exposures.

At 73 units, this is an intimate building with extremely low density for its beachfront location. The developer, Mast Capital, is the same team behind Cipriani Residences in Brickell, establishing a strong track record in the luxury segment.

Shore Club Private Collection

Developer: Witkoff + Access Industries Location: South Beach, 1901 Collins Avenue Units: ~49 private residences (tower) + restored Shore Club hotel Price Range: Starting from approximately $6,000,000 Price Per SF: $3,000-$5,000+ Status: Under construction Estimated Delivery: 2027 Architect: Robert A.M. Stern Architects (RAMSA)

The legendary Shore Club on Collins Avenue is being reimagined as one of Miami Beach's most exclusive residential addresses. Robert A.M. Stern, the architect behind 220 Central Park South and 15 Central Park West in Manhattan (two of the world's most valuable residential buildings), brings his signature limestone-and-glass classicism to South Beach.

The Private Collection residences will sit atop a restored and reimagined Shore Club hotel, giving residents access to world-class hospitality services, the iconic pool deck, and beachfront restaurant programming. Residents enter through a separate, private porte-cochere.

This project targets the ultra-high-net-worth buyer who values pedigree, privacy, and architectural gravitas. If you are considering branded or hospitality-linked residences, the Shore Club is among the most compelling in the market.

72 Park Miami Beach

Developer: Terra + Crescent Heights Location: North Beach, 7200 Collins Avenue Units: ~289 residences Price Range: Starting from approximately $600,000 Price Per SF: $900-$1,400 Status: Pre-construction / early construction Estimated Delivery: 2028 Architect: Arquitectonica

72 Park offers the most accessible price point for new construction on Miami Beach. Located in North Beach -- a quieter, more residential section of the island -- this project provides an entry point for buyers who want a Miami Beach address without the $2M+ price tags of South Beach and Mid-Beach projects.

The building features interiors by Gabellini Sheppard, a ground-floor restaurant, and amenities that rival projects at twice the price point. North Beach has seen significant gentrification in recent years, with improved restaurants, retail, and public beach amenities.

The Standard Residences Miami Beach

Developer: Midtown Development + Standard International Location: Mid-Beach Units: ~228 residences Price Range: Starting from approximately $600,000 Price Per SF: $1,000-$1,500 Status: Recently delivered / near completion Architect: Arquitectonica

The Standard hotel brand brings its hip, design-forward aesthetic to a residential tower on Miami Beach. The building includes a restored Standard hotel component alongside branded residences. Residents access Standard-branded amenities including pools, restaurants, a spa, and a private beach club.

Indian Creek Residences

Developer: SMG Management Location: Bay Harbor Islands / Indian Creek area Units: Boutique collection (fewer than 50 units) Price Range: Starting from approximately $1,500,000 Price Per SF: $1,200-$2,000 Status: Pre-construction Estimated Delivery: 2028

While technically just off Miami Beach proper, this boutique project caters to buyers seeking the tranquility of the Indian Creek/Bay Harbor area with new construction quality. The neighborhood is home to some of the most exclusive residential real estate in all of Florida (Indian Creek Island, known as "Billionaire Bunker," is adjacent).

South Beach vs. Mid-Beach vs. North Beach

South Beach

The most iconic and highest-priced section of Miami Beach. South of Fifth (SoFi) is the residential crown jewel, offering a quieter atmosphere than the tourist-heavy strips of Ocean Drive and Collins Avenue. New construction here is exceptionally rare and commands $2,500-$5,000+/SF.

Pros: Prestige, walkability, cultural attractions, South Pointe Park, top restaurants Cons: Tourist congestion (outside SoFi), highest price point, limited parking

Mid-Beach

The stretch from roughly 23rd Street to 63rd Street offers a more residential feel than South Beach while still providing direct ocean access. Mid-Beach has attracted the majority of high-end new development in recent years, including The Perigon, Aman Miami Beach, and the Faena district.

Pros: Less tourist traffic, wider beaches, strong appreciation trajectory, prestigious new projects Cons: Fewer walkable restaurants and retail (improving), higher price points for new construction

North Beach

From 63rd Street to 87th Terrace, North Beach has historically been the most affordable section of the island. That is changing rapidly. New projects like 72 Park Miami Beach are bringing modern inventory, and the neighborhood's quieter, family-friendly character appeals to buyers priced out of South and Mid-Beach.

Pros: Most affordable entry point, less crowded beaches, improving dining scene, strong value Cons: Furthest from South Beach attractions, fewer luxury retail options, historically less prestigious

The Investment Case for Miami Beach

Miami Beach new construction is not a mass-market play. It is a scarcity play. Consider:

• The island is approximately 7 miles long and less than 1 mile wide in most sections
• Zoning restrictions increasingly limit new development height and density
• Rising sea levels and flood zone regulations make redevelopment more expensive
• Every new project replaces something that cannot be rebuilt

For investors who can afford the entry price, Miami Beach new construction has historically been one of the most resilient real estate investments in the United States. Values recovered faster than mainland Miami after 2008, appreciated more aggressively during the 2020-2024 boom, and face less supply-driven price pressure due to the development constraints described above.

For a broader market perspective, see our Miami condo market report. For rental yield analysis, see our rental income guide.

Closing Costs and Considerations

Miami Beach has the same closing cost structure as the rest of Miami-Dade County, with one additional consideration: flood insurance. Many Miami Beach properties are in FEMA flood zones that require flood insurance, adding $2,000-$10,000+ annually to your carrying costs depending on the building, floor, and coverage level. Newer buildings are generally designed to minimize flood risk and reduce insurance premiums.

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Frequently Asked Questions

What is the most affordable new construction on Miami Beach? 72 Park Miami Beach in North Beach offers studios and one-bedrooms starting from approximately $600,000, making it the most accessible new construction on the island. The Standard Residences also offers competitive entry pricing in the $600,000-$700,000 range.

Is Miami Beach a good condo investment? For long-term holders, yes. Miami Beach benefits from land scarcity, global brand recognition, and consistent demand from both domestic and international buyers. Short-term rental yields are among the highest in Miami due to tourist demand, though some buildings restrict short-term rentals. The key risk is insurance costs and climate-related concerns.

Do Miami Beach condos allow short-term rentals? It depends on the building. Many older buildings prohibit rentals shorter than 6 months or 1 year. Some newer projects are designed with short-term rental flexibility in mind. Always check the condominium declaration and association rules before purchasing if short-term rental income is part of your investment thesis.

How does Miami Beach pricing compare to Brickell? Miami Beach new construction is priced at a significant premium to Brickell -- typically 40-100% higher on a per-square-foot basis for comparable luxury levels. This reflects the scarcity of oceanfront land, the prestige of the Miami Beach address, and the different buyer profile (more end-users and second-home buyers, fewer pure investors).

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