72 Carlyle Miami Beach: Pre-Construction Buyer's Guide (2026)

72 Carlyle Miami Beach Residences is the third North Beach condominium from New York-based developer Lefferts, following 72 Park (completed early 2025) and PALMA Miami Beach Residences (broke ground December 2025). The 20-story, 134-residence tower sits at 600 72nd Street (also addressed at 7130 Carlyle Avenue) in the heart of North Beach, three blocks from the Atlantic and a short walk from Ocean Terrace and the North Beach Bandshell.

Architecture is by Miami's own Arquitectonica, with interiors and amenity design by Piero Lissoni and Lissoni Architecture New York -- the firm's first ground-up Miami Beach tower since the Ritz-Carlton Residences in 2017. Sales launched in September 2025 through Fredrik Eklund's Eklund-Gomes Team at Douglas Elliman, with pricing reported from roughly $1.12 million for entry one-bedrooms up to about $10 million for the largest layouts, plus a separate penthouse collection.

Delivery is targeted for Q4 2028.

View the 72 Carlyle Miami Beach building page for floor plans, current pricing, and available units.

The Quick Take

Where is 72 Carlyle?

The site is at 600 72nd Street, with a second frontage at 7130 Carlyle Avenue -- a block off Collins Avenue in the North Beach neighborhood of Miami Beach. North Beach runs roughly from 63rd Street north to 87th Terrace, between the Atlantic Ocean and Biscayne Bay, and it is the lowest-density, most residential stretch of the barrier island.

What's within a few minutes on foot:

• The Atlantic Ocean -- three blocks east via 72nd Street
• Ocean Terrace -- the historic MiMo-lined oceanfront strip being redeveloped by Ocean Terrace Holdings and the Witkoff Group, with a new condo and hotel project that launched sales in October 2025
• The Miami Beach Bandshell at 7275 Collins Avenue -- a Norman Giller MiMo design from 1961, added to the National Register of Historic Places in 2022 and now operated by the Rhythm Foundation as a live-music venue
• North Shore Open Space Park -- a 36-acre West 8-redesigned oceanfront park stretching from 78th to 87th Terrace, the largest park in Miami Beach
• Normandy Isles -- the Henry Levy-developed islands west across the 79th Street Causeway, with a Saturday farmers market at the Vendome Fountain plaza

A few minutes by car: Bal Harbour Shops to the north, Surfside and the Eighty Seven Park stretch in between, and the Faena District at 32nd-36th and Collins about ten minutes south.

Who's Behind 72 Carlyle?

Three names matter on this project: the developer, the architect, and the interiors lead.

Lefferts (developer)

Lefferts is a New York-based real estate firm founded by Mendy Chudaitov. The firm has now staked out a clear three-building cluster in North Beach within roughly a five-block radius:

• 72 Park -- 22 stories, 206 residences at 580 72nd Street; designed by Arquitectonica; the first new luxury Miami Beach tower to permit short-term rentals; topped out in 2023, closings began March 2025.
• PALMA Miami Beach Residences -- 14 stories on a non-waterfront North Beach site; broke ground in December 2025.
• 72 Carlyle -- this project, the third and most amenity-rich of the three.

That repeat-developer pattern matters at the underwriting stage. Lefferts has now closed one tower in this neighborhood and has another under construction, which is more North Beach delivery experience than most pre-construction sponsors can show.

Arquitectonica (architect)

The base building is by Arquitectonica, the Miami-founded firm of Bernardo Fort-Brescia and Laurinda Spear -- established in Coconut Grove in 1977 and credited with much of Miami's modern skyline. The firm's local resume includes the Atlantis Condominium on Brickell (the 1982 building with the cube cut out of the facade, made famous by the Miami Vice opening), Brickell City Centre, the Kaseya Center, and the Wilkie D. Ferguson Jr. U.S. Courthouse, alongside work in more than 60 countries.

Arquitectonica also designed Lefferts' first North Beach tower, 72 Park, so 72 Carlyle is the second collaboration on the same block.

Piero Lissoni / Lissoni Architecture New York (interiors and amenities)

Piero Lissoni is a Milan-based architect and product designer who graduated from the Polytechnic University of Milan in 1978 and founded Lissoni & Partners in 1986. He is currently artistic director for B&B Italia, Boffi, Cassina, Living Divani, Lema, Lualdi, Porro, Alpi, and superyacht builder Sanlorenzo. In 2015 he opened Lissoni Inc. in New York for interior design work in the Americas, and in 2023 expanded the New York office into Lissoni Architecture New York to take on full architecture briefs in the region.

His most relevant Miami work is the Ritz-Carlton Residences, Miami Beach -- 111 residences on Surprise Lake completed in 2017, where Lissoni gutted four existing buildings and designed kitchens and baths in collaboration with Boffi, with furniture by B&B Italia, Cassina, Flexform, Living Divani, and Baxter. He has also done residential interior work tied to Oceana Bal Harbour, One Paraiso, and Gran Paraiso.

72 Carlyle is the firm's first ground-up North Beach project.

Architecture and Design

Arquitectonica's design pulls from the rounded, horizontal-banded vocabulary of North Beach's historic MiMo and Art Deco buildings -- softer corners, deeper terraces, more glass, more landscape -- without trying to mimic the smaller scale of the 1950s strip directly. The 20-story tower is set back from the lot lines with planted terraces and a porte cochere on 72nd Street, opening into a double-height, floor-to-ceiling glass lobby.

Lissoni's design language inside reads like the rest of his portfolio: clean lines, natural materials, a quiet palette, custom Italian millwork. The kitchens are custom Italian cabinetry with Gaggenau appliance packages and under-counter wine storage. Bathrooms and primary suites lean into stone, oak, and integrated joinery rather than ornament. Floor-to-ceiling impact-rated glass runs throughout, with wrap-around glass walls in the higher-floor and corner residences.

Standard ceiling heights are 10 feet, with 12- to 14-foot ceilings in select layouts -- typically the top-floor and penthouse collection.

The penthouse collection sits at the crown of the tower with Lissoni-designed rooftop terraces, private rooftop pools, outdoor kitchens with sinks and wine coolers, and direct line-of-sight to both the Atlantic and the Intracoastal.

Residences at 72 Carlyle

The configurations published at sales launch:

• 134 total residences
• One- to three-bedroom floor plans, plus a separate penthouse collection
• 10-foot standard ceilings; 12-14 feet in select layouts
• Floor-to-ceiling impact glass on all exposures
• Custom Italian kitchens with Gaggenau appliances, integrated wine storage
• Private elevator landings in select residences
• Wrap-around glass walls in select corner and upper-floor homes
• Private expansive terraces standard; summer kitchens / outdoor wet bars in select layouts
• Penthouses: Lissoni rooftop terraces, private pools, outdoor kitchens with wine coolers and sinks

Pricing reported across launch coverage ran from roughly $1.12 million for the smallest one-bedrooms up to about $10 million for the largest three-bedroom layouts. The Penthouse Collection is priced separately and was not fully released at launch.

Amenities -- The Carlyle Club

72 Carlyle's amenity program is 35,000+ square feet, with Lissoni handling both interior design and the architectural detailing of the amenity spaces. The headline pieces:

Pool deck and outdoor

• Resort-style landscaped pool with custom cabanas, oriented to the Intracoastal
• Lido terrace with a dining pergola
• Outdoor padel courts
• Outdoor hot and cold plunge pools
• Activity lawn

Wellness and fitness

• Technogym fitness studio
• Dedicated yoga studio
• Residents' spa with steam room, sauna, and private treatment room
• Recovery suite with plunges

Social and entertaining

• Three interconnected social suites -- an aperitivo lounge and a wine cellar with a chef's kitchen
• Reservable event room
• Lissoni-designed library and co-working lounge with a curated book selection
• Music room
• Children's playroom

Sky terrace at the crown

• Sky terrace with a wet bar at the top of the building, separate from the penthouse rooftops

Beach access

• A beach club program at the sand via Lefferts' partnership with the Boucher Brothers, who run beach concessions across Miami Beach and operate Nikki Beach as of 2026 in partnership with Major Food Group

Building services

• Double-height lobby with 24-hour attended reception
• Private porte cochere with valet and EV charging
• Smart-building connectivity and monitored access throughout

How 72 Carlyle Compares to Other North Beach Pre-Construction

North Beach has not had a luxury condominium pipeline like this in decades. The relevant comp set, north to south:

A few honest distinctions:

• 72 Carlyle is not oceanfront. The site is on 72nd Street, three blocks from the sand. Eighty Seven Park and the Ocean Terrace project both have direct beach exposure; 72 Carlyle does not. The Boucher Brothers beach club program is the workaround.
• It is the most amenity-heavy North Beach project at this size. 35,000+ sf across padel, spa, social suites, and a sky terrace is closer to a Brickell trophy-tower program than a typical North Beach building.
• The design pedigree is the strongest in the local pipeline. Arquitectonica as architect of record and Piero Lissoni as interiors-and-amenities lead is a combination no other active North Beach pre-construction project carries.
• It is not zoned for short-term rentals. That is the structural difference from sister project 72 Park (which is) and from 7200 Collins (which is). If short-term rental income is the underwriting case, 72 Carlyle is not the right address.

The closer trophy comparison sits south, at the Faena District in Mid-Beach, where Faena House (Foster + Partners, completed 2015) and the in-progress Faena Residences Miami define the upper end of Miami Beach condominium pricing. 72 Carlyle is priced well below that tier on a per-square-foot basis but uses a comparable design vocabulary.

The North Beach Neighborhood

North Beach is the part of Miami Beach that the 1980s and 1990s development boom skipped. It is lower, quieter, more local, and -- especially since the 2017 Ocean Terrace rezoning -- in the early stages of a real revival.

What's nearby:

Ocean Terrace and the historic core

• Ocean Terrace -- the MiMo strip along the ocean between 73rd and 75th, currently the center of the Ocean Terrace Holdings + Witkoff redevelopment of the Broadmoor and Ocean Surf sites
• The Miami Beach Bandshell at 7275 Collins -- a 1961 Norman Giller MiMo structure now on the National Register, with year-round live programming
• North Beach Town Center -- the city's designated redevelopment node along Collins between 69th and 72nd, now drawing 7200 Collins and 72 Carlyle

Parks and beach

• North Shore Open Space Park -- 36 acres of oceanfront park between 79th and 87th Terrace, redesigned by Dutch landscape firm West 8, with native dunes, coastal hammocks, picnic pavilions, a dog park, and lifeguarded beach access
• North Beach Oceanside Park -- the closer beachfront park immediately east of the project
• Normandy Isle Park and Pool -- Olympic-size lap pool and recreation center on the Normandy Isles

Normandy Isles and the 71st Street corridor

• Normandy Isles -- the 1920s Henry Levy-developed islands west across the 79th Street Causeway, with the Vendome Fountain at the eastern entrance, the Saturday farmers market, and a working-Cuban-cafe-meets-MiMo character
• 71st Street -- the local commercial spine with restaurants, cafes, and the Normandy shopping district

Adjacent neighborhoods

• Surfside -- just north on Collins, walkable, anchored by the Surf Club Four Seasons
• Bal Harbour Shops -- about 10 minutes north, the luxury retail anchor for the north end of the barrier island
• Faena District -- about 10 minutes south, the Alan Faena-developed Mid-Beach district built around Foster + Partners, Norman Foster, Damien Hirst public art, and the Faena Hotel
• South Beach -- about 15-20 minutes south depending on traffic and Causeway

Miami International Airport is roughly 25 minutes west across the 79th Street or MacArthur Causeway; Wynwood and the Design District are 15-20 minutes inland.

Buyer Fit

72 Carlyle is a fit for:

• Buyers who want a Miami Beach barrier-island address without the South Beach density or pricing
• Owners cross-shopping the Faena District but priced out of Faena House and the new Faena Residences
• Buyers who specifically want Piero Lissoni interiors and the Italian-domestic design vocabulary
• Pied-a-terre and second-home buyers who use the property part-time and value amenity depth over square footage
• Long-term owner-users (the building is not short-term-rental zoned)

It is probably not the right fit for:

• Short-term-rental investors -- 72 Park and 7200 Collins are the Lefferts/Northlink products built around that case, not this one
• Buyers who require direct oceanfront access from the lobby
• Anyone targeting oversized full-floor product at sub-trophy pricing

Risks and Realities for Pre-Construction Buyers

Pre-construction underwriting always carries delivery and pricing risk; 72 Carlyle adds a few project-specific items:

• Delivery timing. Q4 2028 is roughly two and a half years from launch. Lefferts delivered 72 Park more or less on schedule, which is a positive data point, but Miami Beach permitting and the impact-glass and material supply chain can both move.
• Deposit schedule. Miami pre-construction typically runs 20-50% pre-delivery, structured across reservation, contract, groundbreaking, and milestone draws. Verify the exact schedule for 72 Carlyle with the sales team before reserving.
• No short-term-rental income. If the underwriting depends on Airbnb-style revenue, this is the wrong building in the Lefferts portfolio.
• Non-oceanfront pricing risk. At delivery, 72 Carlyle will be cross-shopped against beachfront product in Surfside, the Faena District, and the new Ocean Terrace tower. A non-oceanfront block in North Beach must price below comparable oceanfront product to clear.
• HOA load. A 35,000+ sf Technogym-grade amenity program with padel courts, spa, and a beach club partnership is not a cheap operating envelope. Underwrite carrying cost with margin.

FAQ

What is the official name of the 72 Carlyle project?

The project is marketed as 72 Carlyle Miami Beach Residences, sometimes shortened to 72 Carlyle. The site has dual addresses at 600 72nd Street and 7130 Carlyle Avenue in Miami Beach, FL 33141.

Who is the developer of 72 Carlyle?

Lefferts, the New York-based firm founded by Mendy Chudaitov. 72 Carlyle is Lefferts' third North Beach condominium, following 72 Park (completed early 2025) and PALMA Miami Beach Residences (broke ground December 2025).

Who is the architect of 72 Carlyle?

Arquitectonica is the design architect -- the Miami firm founded by Bernardo Fort-Brescia and Laurinda Spear in 1977. Interiors and amenity spaces are by Piero Lissoni and Lissoni Architecture New York.

How much do 72 Carlyle residences cost?

Reported pricing at the September 2025 sales launch ran from approximately $1.12 million for entry one-bedroom residences up to about $10 million for the largest three-bedroom layouts. The Penthouse Collection is priced separately. Final pricing varies by floor, exposure, and finish package.

How many residences are there at 72 Carlyle, and what sizes?

134 residences across 20 stories. Floor plans run from one- to three-bedroom plus a separate penthouse collection. Standard ceiling heights are 10 feet, with 12- to 14-foot ceilings in select layouts.

When will 72 Carlyle be completed?

Delivery is targeted for Q4 2028. Sales launched in September 2025, and the sales gallery is led by the Eklund-Gomes Team at Douglas Elliman Development Marketing.

Is 72 Carlyle oceanfront?

No. The site is at 600 72nd Street, roughly three blocks from the Atlantic. Beach access is provided through Lefferts' partnership with the Boucher Brothers, the long-running Miami Beach beach-concession operator.

Does 72 Carlyle allow short-term rentals?

No. 72 Carlyle is designed for long-term ownership and use. Lefferts' sister project 72 Park (one block away at 580 72nd Street) is the short-term-rental-friendly building in their North Beach portfolio.

Bottom Line

72 Carlyle is the most design-forward project in North Beach's current pipeline -- an Arquitectonica tower with Piero Lissoni interiors and a 35,000+ sf amenity program, backed by a developer (Lefferts) that has already delivered next door. Sales launched in September 2025 from roughly $1.12 million, with delivery targeted for Q4 2028. For buyers who want Italian-domestic design and a Miami Beach barrier-island address without paying Faena District pricing, it is the strongest non-oceanfront option on the board.

Want a Data-Driven Read on 72 Carlyle?

If you are evaluating a pre-construction reservation -- floor selection, pricing, deposit schedule, or comp analysis against the rest of the North Beach pipeline -- reach out to Kyle Lieberbaum at CondoBlackBook.

View the 72 Carlyle Miami Beach building page | Browse Miami pre-construction condos | Contact us

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Disclaimer: This article is for general informational purposes. Pre-construction pricing, floor plans, finish packages, amenity specifications, and delivery timelines can change between launch and completion. Always verify details directly with the official sales team and developer materials before making any reservation or purchase decision.