Top Pre-Construction Condos in Sunny Isles Beach 2026

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Quick Answer: Sunny Isles Beach has become Miami's most concentrated market for ultra-luxury pre-construction condos, anchored by branded projects from Bentley ($4.2M+), St. Regis ($2.5M+), and others. Located on a narrow barrier island between Bal Harbour and Aventura, Sunny Isles offers direct oceanfront living with spectacular beach access. Pre-construction prices range from $1,200 to $4,000+ per square foot, with the majority of inventory targeting the $2M-$20M buyer segment.

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Understanding Sunny Isles Beach

Sunny Isles Beach occupies a unique position in the Miami luxury market. This roughly 2-mile stretch of barrier island between Bal Harbour (to the south) and Aventura (to the north) has been transformed over the past 15 years from a modest beachfront community into one of the most exclusive residential corridors in the United States.

The geography is the story. Sunny Isles is bordered by the Atlantic Ocean to the east and the Intracoastal Waterway to the west, with Collins Avenue running through its center. This narrow strip of land means that virtually every high-rise development offers some form of water view -- ocean, Intracoastal, or both.

The buyer profile here skews heavily international, with significant Russian, Latin American, and European populations. This has created a cosmopolitan atmosphere distinct from other Miami Beach communities. It is also one of the few areas in South Florida where multiple branded residences are located within walking distance of each other.

Top Pre-Construction Projects

Bentley Residences

Developer: Dezer Development + Bentley Motors Address: 18401 Collins Avenue Units: ~216 residences (61 stories) Price Range: Starting from approximately $4,200,000 Price Per SF: $2,500-$4,000+ Estimated Delivery: 2027-2028 Deposit Structure: 50%

Bentley Residences is the crown jewel of Sunny Isles' current development cycle. The building's defining feature is the Dezervator -- a patented car elevator system that transports residents and their vehicles from ground level to a private sky garage adjacent to their living space. The system, first introduced at the neighboring Porsche Design Tower, is engineered by the same team but refined with Bentley's signature British craftsmanship.

Unit sizes are generous, starting at approximately 2,300 SF for two-bedrooms and exceeding 8,000 SF for penthouses. Interior design reflects Bentley's automotive heritage: diamond-quilted wall panels, rich leathers, polished metals, and British craftsmanship details. The amenity package includes a Bentley-designed spa, whiskey bar, private cinema, and a rooftop pool with panoramic 360-degree views.

This is an ultra-luxury investment that targets buyers with $10M+ net worth who prioritize exclusivity, automotive passion, and beachfront living.

St. Regis Residences Sunny Isles

Developer: Fortune International Group + Chateau Group Address: 18801 Collins Avenue Units: ~152 residences (50+ stories) Price Range: Starting from approximately $2,500,000 Price Per SF: $2,000-$4,000+ Estimated Delivery: 2027 Deposit Structure: 50%

St. Regis brings its legendary butler service to Sunny Isles Beach. Every resident has access to a personal butler -- available 24/7 for everything from unpacking luggage to arranging private dining. The brand's service philosophy, established at its original New York City property in 1904, translates into a living experience where no request is too unusual.

The tower features only two units per floor in its upper reaches, ensuring maximum privacy and unobstructed views in every direction. Architecture by Arquitectonica pairs with interiors by Rockwell Group to create a building that feels both monumental and intimate.

For investment-minded buyers, the St. Regis name provides strong resale value and the potential for a managed rental program through Marriott International's luxury division.

Estates at Acqualina

Developer: The Trump Group (Acqualina developers) Address: 17901 Collins Avenue Units: ~154 residences (two towers) Status: Recently delivered / select units remaining Price Range: $3,000,000-$35,000,000+ Price/SF: $1,500-$3,500

The Estates at Acqualina expands the legendary Acqualina Resort complex (consistently ranked among the top beach resorts in the continental United States by Travel + Leisure and U.S. News) with two residential towers and an extraordinary amenity village. The 5-acre amenity "campus" includes a bowling alley, ice skating rink, boxing ring, Formula 1 simulator, Wall Street trading room, and a full spa operated by ESPA.

While most units have been sold, select premium residences and penthouses remain available. This is relevant for buyers who want immediate or near-immediate occupancy with the full Acqualina lifestyle.

Turnberry Ocean Club

Developer: Turnberry Associates (Soffer family) Address: 18501 Collins Avenue Units: 154 residences (54 stories) Status: Delivered (resale only) Price/SF: $1,200-$2,000 (resale)

Delivered in 2021, Turnberry Ocean Club has established itself as one of the top-performing buildings in Sunny Isles. The three-story "Sky Club" at the 30th floor features indoor and outdoor pools, a restaurant, spa, and entertainment venues -- creating a resort-within-a-building concept. Resale activity here provides useful pricing benchmarks for evaluating pre-construction opportunities.

Porsche Design Tower

Developer: Dezer Development + Porsche Design Address: 18555 Collins Avenue Units: 132 residences (60 stories) Status: Delivered (resale only) Price/SF: $1,000-$2,000 (resale)

The original car elevator building. Porsche Design Tower pioneered the Dezervator concept and remains one of the most photographed and recognized residential buildings in South Florida. Resale values have been strong, validating the Dezer Development team's approach and boding well for the nearby Bentley Residences.

The Residences at Muse

Developer: Property Markets Group Address: 17141 Collins Avenue Units: 68 residences Status: Delivered (resale only) Price/SF: $900-$1,400

A boutique oceanfront tower with just 68 units and direct beach access. Muse appeals to buyers who prefer a smaller, more intimate building versus the mega-towers that dominate Sunny Isles. With two to four units per floor, the building delivers a level of privacy and exclusivity typically found only in single-family homes.

Investment Analysis: Sunny Isles Beach

The Bull Case

Sunny Isles offers a unique combination of direct oceanfront access, ultra-luxury branded product, and relative value compared to Miami Beach proper. A comparable branded oceanfront unit in South Beach or Mid-Beach would cost 20-40% more. The area's strong international buyer base provides demand diversification.

The Bear Case

Heavy reliance on international buyers creates vulnerability to currency fluctuations, geopolitical events, and changes in foreign buyer taxation (FIRPTA). The area has limited walkable amenities compared to Brickell or South Beach -- you need a car for most errands. And the concentration of ultra-luxury supply creates internal competition among buildings.

Rental Dynamics

Sunny Isles rental yields are moderate for the luxury segment: expect gross yields of 4-5% for high-end furnished units. The area attracts seasonal renters (winter months command significant premiums) and families who prefer the quieter beach environment. Short-term rental potential varies by building -- some allow it, many restrict it.

For broader market context, see our Miami condo market report. For rental yield analysis across Miami neighborhoods, see our dedicated guide.

Buying in Sunny Isles: Practical Considerations

International Buyer Friendliness

Sunny Isles is one of the most international-buyer-friendly markets in the United States. Multiple languages are spoken at every sales center, closing attorneys are experienced with foreign documentation, and banks with international wire transfer capabilities have branches throughout the area. See our foreign buyer guide.

Deposit Requirements

Standard 50% deposit structure, though some luxury projects may modify the schedule. At Sunny Isles price points, this means $1M-$5M+ in pre-delivery deposits. Ensure your liquidity plan accounts for this commitment.

Closing Costs

Closing costs in Sunny Isles follow the same Miami-Dade County structure. For a $3M unit, expect approximately $45,000-$90,000 in closing costs (title insurance, documentary stamps, recording fees, etc.). Foreign buyers face additional FIRPTA-related costs at resale.

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Frequently Asked Questions

How does Sunny Isles compare to Miami Beach for luxury condos? Sunny Isles offers more modern building stock (most towers are less than 15 years old), larger unit sizes, and lower price-per-square-foot than comparable Miami Beach luxury. However, Miami Beach offers superior walkability, cultural amenities, and brand recognition. Sunny Isles is more car-dependent but provides a quieter, family-friendly beach lifestyle.

What makes Bentley Residences different from Porsche Design Tower? Both feature the Dezervator car elevator system, but Bentley Residences refines the concept with larger units, more luxurious common areas, and Bentley's distinctive British design language (versus Porsche's German minimalism). Bentley is also priced at a significant premium, reflecting its later entry into a more mature market.

Is Sunny Isles Beach a good place to live full-time? Yes, with caveats. The beach lifestyle is excellent, buildings are modern and well-maintained, and the area is safe and quiet. However, Sunny Isles has limited walkable retail and dining compared to more urban Miami neighborhoods. You will need a car for most errands. Families appreciate the good public and private school options in nearby Aventura.

What is the average HOA fee in Sunny Isles luxury towers? Expect $1.50-$3.00+ per square foot per month for luxury and branded buildings. For a 2,500 SF unit, that translates to $3,750-$7,500+ per month. These fees cover building insurance, reserves, staff, amenities, and in branded buildings, the brand licensing fee.

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