Bal Harbour Condos Compared: Every Trophy Building on the Village Strip (2026)

Bal Harbour Village is the smallest incorporated municipality in Miami-Dade County by land area -- less than a square mile at the northern tip of the Miami Beach barrier island, directly south of Surfside and directly north of the 96th Street/Kane Concourse crossing to Bay Harbor Islands. The village was incorporated on August 14, 1946 by Detroit industrialist Robert C. Graham, and its permanent resident population sits at roughly 3,093 as of the 2020 census. The residential strip runs along Collins Avenue between 96th Street and 103rd Street, addresses 9601 through 10295, with fifteen high-rise condominiums directly on the Atlantic beachfront.

The organizing feature of the village is Bal Harbour Shops at 9700 Collins, opened in 1965 by the Whitman family and, per publicly reported figures, one of the highest-grossing luxury shopping centers in the United States on a sales-per-square-foot basis. The mall is currently mid-expansion, adding roughly 200,000-plus square feet under a $740 million refinancing closed in December 2024. Every Bal Harbour condo either sits directly across Collins from the Shops or within a five-minute walk of it. That single retail asset -- and the private-security-patrolled two-block village pattern around it -- is what separates Bal Harbour from Surfside and Sunny Isles in the resale market. This guide compares every trophy building on the strip head-to-head.

How Bal Harbour's Residential Inventory Works

Bal Harbour's residential product breaks into three eras, and the era determines HOA reserve maturity, construction spec, service programming, and pricing curve more than any single floor plan does.

Era 1: The Legacy Oceanfront Stock (1964-1998)

The first wave of Bal Harbour condominium construction runs from the mid-1960s Harbour House through Majestic Tower in 1998. This is the largest cohort by building count -- Bal Harbour 101, Bal Harbour Tower, Balmoral, Harbour House (post-2007 gut renovation), Kenilworth, Majestic Tower, The Palace at Bal Harbour, and Bellini all sit in this window. Miami architect Clement DiFillippo designed four of them (Bal Harbour Tower, Majestic Tower, The Palace, and Bal Harbour 101 per some public sources), which gives the pre-2000 corridor a recognizable curved-facade family resemblance.

Era 2: The 2010s Branded Trophy Wave (2007-2017)

The 2007-2017 window put branded hospitality on the village strip. Residences at One Bal Harbour opened in 2007 as a WCI Communities project with a Regent hotel; the hotel later became Ritz-Carlton in 2014, and the residences are the same building. The St. Regis Bal Harbour three-tower resort by The Related Group and Starwood opened in 2011-2012. Consultatio's Oceana Bal Harbour, on the former Bal Harbour Club parcel, delivered in 2016. This is the tier that pushed Bal Harbour into the branded-condo pricing bracket that Miami Beach and Brickell now share.

Era 3: The 2020s Preconstruction (2024-2027)

Rivage Bal Harbour at 10245 Collins is the first new-build oceanfront condominium tower in Bal Harbour in roughly a decade. Related Group, Two Roads Development, and Boston-based Rockpoint broke ground in September 2024, with Skidmore, Owings & Merrill on architecture -- SOM's first South Florida residential project. Delivery is targeted for 2027.

The Quick Comparison Table

Browse all Bal Harbour condos for sale - Bal Harbour neighborhood guide

The Difference in One Line Each

• Rivage Bal Harbour: The only preconstruction on the strip. SOM's first Florida residential building. Sixty-one sky villas, 3,300-13,000 sf, target 2027 delivery.
• Ritz-Carlton Bal Harbour / Residences at One Bal Harbour: Same 26-story building at 10295 Collins, two names. The Ritz-Carlton hotel operates the lower floors; the 185 owned residences sit above.
• St Regis Bal Harbour Center (9703): The 267-unit center tower carries the hotel operation and the largest share of St. Regis-branded residences.
• St Regis Bal Harbour North (9705): All-residential, 107 units, five per floor for flow-through ocean and Intracoastal exposure.
• St Regis Bal Harbour South (9701): The southernmost tower, Yabu Pushelberg interiors, approximately 102 residences at 3,560-6,560 interior sf.
• Oceana Bal Harbour: Twin 28-story towers on six acres and 400 feet of beachfront. Arquitectonica architecture, Piero Lissoni interiors, Enzo Enea landscape, and a public-art collection anchored by Jeff Koons' Pluto and Proserpina.
• Bellini: The boutique of the strip -- 81 units on 24 floors at four residences per floor, delivered in 2005 by Martin Z. Margulies.
• Harbour House: Originally a 1960s tower, gut-renovated to the slab in 2007 by The Related Group with Sieger Suarez. 457 studios, 1BRs, and 2BRs -- the entry price into Bal Harbour ownership.
• Majestic Tower: 1998 Clement DiFillippo tower at 9601, the southernmost building in the village.
• The Palace at Bal Harbour: 1994 DiFillippo across from the Shops at 10101. Two- and three-bedroom layouts to 3,690 sf with 10-foot ceilings.
• Bal Harbour Tower: 1990 DiFillippo on 300 feet of private beach. Private-elevator entry into every residence, 3,520-5,000+ sf plans.
• Bal Harbour 101: 1977 center-village 172-unit tower opposite the Shops. Two- to four-bedroom plans to roughly 3,690 sf.
• Balmoral: 1977 southern-gateway tower with 423 residences -- the highest unit count in the village and the most attainable entry point.
• Kenilworth: 1975, 151 residences, nine floor plan types, 1,735-4,735 sf. Renovated lobby, two updated fitness centers, wraparound-balcony corner lines.

The 2020s Preconstruction: Rivage Bal Harbour

Rivage Bal Harbour is the first new-build oceanfront condominium tower approved in the village in roughly a decade. The 10245 Collins Avenue site sits between Bellini to the south and Harbour House / the Ritz-Carlton to the north, on approximately 2.5-2.7 acres with about 200 linear feet of private Atlantic frontage.

• 24 stories with 61 sky villas across 3- to 6-bedroom plans (some marketing materials cite 56 or 54 residences; 61 is the currently published figure)
• 3,300 to nearly 13,000 square feet interior across the residences, with most floors limited to two or three homes and a private-elevator vestibule at every entry
• Skidmore, Owings & Merrill architecture, Rottet Studio interiors, Enzo Enea landscape design -- SOM's first residential project in South Florida
• Related Group, Two Roads Development, and Rockpoint as the developer group; groundbreaking September 2024, completion targeted 2027
• Approximately 25,000 square feet of resident amenities including sunrise and sunset pools, hydrotherapy spa, and a signature oceanfront restaurant
• Reported pricing from about $8 million at launch to $65 million-plus at the top penthouse ask; a mega-penthouse assemblage was publicly listed above $150 million in 2025

Rivage is the only building in Bal Harbour Village where a preconstruction contract is available as of 2026. Every other building on the strip is a resale market.

Full Rivage Bal Harbour deep dive

The 2010s Branded Trophy Tier: St. Regis, Ritz-Carlton, Oceana

St. Regis Bal Harbour: The Three-Tower Resort (9701, 9703, 9705 Collins)

The St. Regis Bal Harbour Resort opened on January 19, 2012 on a 9.5-acre site with 600 feet of private beachfront. The complex is three separate condominium buildings on a shared amenity platform, developed by The Related Group with Starwood Capital and designed by Miami's Sieger Suarez, with interiors by Toronto- and New York-based Yabu Pushelberg.

• South Tower (9701 Collins): 27 stories, approximately 102 residences from roughly 3,560 to 6,560 square feet, one- to five-bedroom layouts. The southernmost tower of the complex.
• Center Tower (9703 Collins): 27 stories, roughly 267 residences with a St. Regis-branded hotel occupying the lower floors. Largest condo count of the three towers.
• North Tower (9705 Collins): 27 stories, 107 residences with no hotel floors -- five units per floor for flow-through east-west exposure.

All three towers share the Remede Spa (roughly 14,000 sf, 11-12 treatment rooms), three oceanfront pools, J&G Grill by Jean-Georges Vongerichten, the Atlantikos Greek restaurant, and the full St. Regis Butler Service program in-residence. The trade-off is straightforward -- the Center Tower has the largest condo inventory but the highest lobby traffic from the hotel, the North Tower has the quietest common areas, and the South Tower carries the Yabu Pushelberg-signature interiors.

Ritz-Carlton Bal Harbour and Residences at One Bal Harbour (10295 Collins)

The two names at 10295 Collins Avenue describe the same 26-story tower, not two adjacent projects. Completed in 2007 by WCI Communities with architecture by Nichols Brosch Sandoval & Associates, the property opened as the Regent Bal Harbour Resort. It later rebranded as One Bal Harbour Resort & Spa, and in late 2014 the hotel flag switched to Ritz-Carlton. The condominium association is the Residences at One Bal Harbour -- 185 owned residences on the upper floors above the Ritz-Carlton-branded hotel that occupies the lower levels.

• 185 residences across one- to four-bedroom plus penthouse layouts, from roughly 510 sf hotel-suite product to 7,874 sf full-floor penthouses
• Two oceanfront pools, a private beach club, an approximately 10,000-sf Ritz-Carlton spa, oceanfront fitness center, wine cellar, Artisan Beach House restaurant, and a private marina on the bay side with rentable slips
• Ritz-Carlton service programming in-residence -- housekeeping, laundry, in-room dining, and the signature butler service, all billed through the resort

The hotel is scheduled to close for renovation in 2026 with a reopen targeted for early 2027; owned residences continue to operate under association control during the hotel closure.

Oceana Bal Harbour (10201 and 10203 Collins)

Oceana Bal Harbour delivered in 2016 on the former Bal Harbour Club site -- six acres directly across from Bal Harbour Shops with 400 feet of Atlantic beachfront. Developed by Consultatio USA, the U.S. arm of Argentine developer Eduardo Costantini's group, with architecture by Miami's Arquitectonica, interiors by Milan-based Piero Lissoni, and landscape by Swiss designer Enzo Enea.

• Twin 28-story towers linked by an open-air bridge structure roughly 40 feet in the air
• 240 residences across one- to four-bedroom flow-through layouts and penthouses, roughly 1,323 to 9,371 interior square feet
• 10-foot ceilings, private-elevator foyers, Dada kitchens with Gaggenau, Italian marble, and deep east-west terraces on every residence
• Two oceanfront pools, private beach club, clay tennis court, spa, 6,000-sf oceanfront restaurant, wine cellar, screening room, and children's and teen rooms
• Public art program anchored by Jeff Koons' Pluto and Proserpina (over 10 feet tall stainless steel from the Antiquity series) and a Seated Ballerina installation, both purchased directly by Costantini for the residents

Oceana is the widest range of unit sizes in the branded trophy tier -- the 1BR product at Oceana is the smallest branded-tier residence in the village, and the penthouses are among the largest.

The Legacy Buildings (1960s-1990s)

The eight buildings below make up the majority of Bal Harbour's residential unit count and are the practical entry into the village for buyers who do not want the branded trophy or preconstruction price point.

Harbour House (10275 Collins, 1964 original / 2007 renovation)

Originally a 1964 tower, Harbour House was gut-renovated to the slab in 2007 by The Related Group with Sieger Suarez re-skinning the building and rebuilding interiors from scratch. The 16-story three-wing tower now holds approximately 457 residences across studio, one-bedroom, and two-bedroom layouts -- the smallest units in Bal Harbour and the primary entry point into village ownership. Two oceanfront pools, oceanfront fitness center, spa with sauna and steam, and a residents' beach club.

Kenilworth (10205 Collins, 1975)

An 18-story oceanfront tower at the southern gateway of the village across from Bal Harbour Shops. 151 residences across nine different floor plans, 2- to 5-bedroom layouts from roughly 1,735 to 4,735 square feet. Wraparound-balcony corner lines and a renovated lobby, two updated fitness centers, oceanfront pool, beach pavilion, and a lighted tennis court on the amenity deck.

Bal Harbour 101 (10155 Collins, 1977)

A 19-story oceanfront tower with 172 residences. Floor plans run two-, three-, and four-bedroom layouts from roughly 2,135 to 3,690 interior square feet, with two penthouses on the 20th floor. Lobby, pool deck, and party room were fully renovated in the late 2010s. Directly across from Bal Harbour Shops.

Balmoral (9801 Collins, 1977)

A 21-story oceanfront condominium at the southern entrance to the village. 423 residences make Balmoral the highest unit count in Bal Harbour. Two- and three-bedroom layouts from roughly 1,388 to 1,984 interior square feet, with heavy owner-renovation across the past two decades. Balmoral is the practical low-end entry into ownership on the village strip.

Bal Harbour Tower (9999 Collins, 1990)

A 20-story oceanfront tower on 300 feet of private Atlantic frontage, designed by Clement DiFillippo. 116 residences across ten floor plan types, 2- to 4-bedroom homes from 3,520 to over 5,000 square feet -- among the largest floor plates in the pre-Palazzo tier. Private-elevator entry into every residence with a separate staff entrance and a unique electronic key for household privacy. Heated Olympic-sized pool, lighted tennis, on-site restaurant and poolside cafe, movement studios, and full spa programming.

The Palace at Bal Harbour (10101 Collins, 1994)

A 21-story mid-1990s tower with 102 residences, also designed by Clement DiFillippo (developed by Pru-Shel Development Partnership). One-, two-, and three-bedroom layouts from roughly 1,690 to 3,690 square feet with 10-foot ceilings, marble floors, and open kitchens. Oceanfront pool, spa, oceanfront restaurant, and a landscaped pool deck between the tower and the sand.

Majestic Tower (9601 Collins, 1998)

A 22-story oceanfront tower at the southern end of the strip, the third DiFillippo building in the village. 153 to 166 residences depending on the source, 2-, 3-, and 4-bedroom layouts plus penthouses from roughly 2,160 to 5,469 square feet. Two oceanfront pools, spa, 4,000-sf fitness center, lighted tennis courts, card and billiard rooms, and air-conditioned beach cabanas. The rippling DiFillippo facade at Majestic reads as the mature version of his earlier village work.

Bellini (10225 Collins, 2005)

Bellini is the boutique of the strip -- 24 stories, 81 residences, four per floor. Delivered in 2005 by developer Martin Z. Margulies with architecture by Cohen, Freedman, Encinosa & Associates (Stuart Cohen lead). Two- to six-bedroom layouts to roughly 9,000 square feet, private-elevator foyers, floor-to-ceiling glass, and oversized terraces with both ocean and bay exposure. 200-plus linear feet of Atlantic frontage. Bellini's four-per-floor pattern is the closest legacy-era analog to the modern private-elevator branded tier.

Bal Harbour Village Lifestyle

Everything in Bal Harbour is walking distance to everything else -- the village is roughly six blocks long. Bal Harbour Shops at 9700 Collins is anchored by Saks Fifth Avenue and Neiman Marcus, with flagship boutiques for Hermes, Chanel, Dior, Cartier, Harry Winston, Brunello Cucinelli, Goyard, and Saint Laurent, and dining at Le Zoo, Carpaccio, Makoto, and Hillstone under the mall's signature banyan trees. The mall's mid-decade expansion is adding restaurant and boutique inventory on the north side of 96th Street.

The village maintains its own police department and private security patrol -- the walking-safety layer is the number-one lifestyle differentiator versus Sunny Isles and Miami Beach for most Bal Harbour residents. The Bal Harbour beachwalk runs behind every building on Collins, connecting north to Haulover Park (five-minute drive across the Haulover Inlet bridge) and south through Surfside to the Four Seasons Surf Club, the Surf Club Restaurant by Thomas Keller, and Le Sirenuse Miami within a ten- to fifteen-minute walk.

Kane Concourse (SR-922 / 96th Street) runs west from Collins across a short bridge into Bay Harbor Islands -- a two-block business district of neighborhood restaurants (Chef Adrianne's, Bal Harbour Bistro, and the like), the Ruth K. Broad Bay Harbor K-8 public school, and continued west across the Broad Causeway to the mainland at Sixth Avenue. Bay Harbor Islands is the neighborhood most Bal Harbour residents actually use for daily errands, since the village itself is largely resort-oriented.

Aventura Mall and the Brightline Aventura station are 15 minutes north; downtown Miami, Brickell, Wynwood, and the Design District are 20 to 25 minutes south. Miami International Airport is roughly 25 minutes and Fort Lauderdale-Hollywood roughly 20 minutes north.

Which Bal Harbour Building Suits Which Buyer

Buyer 1: Preconstruction Trophy Shopper. Only one answer -- Rivage Bal Harbour. It is the sole preconstruction condominium on the village strip and the first new-build oceanfront tower approved in Bal Harbour in a decade. The next new-build inventory after Rivage will require another development cycle.

Buyer 2: Turnkey Modern Ultra-Luxury. Oceana Bal Harbour, the St. Regis North Tower, or the Ritz-Carlton Bal Harbour residences. Oceana carries the sharpest contemporary interior signature (Piero Lissoni) and the largest ground plane. St. Regis North is the quietest branded lobby in the village. Ritz-Carlton residences deliver the deepest in-unit hotel service stack.

Buyer 3: Branded Service Programming. Any St. Regis tower or Ritz-Carlton. If the differentiator is butler service and in-residence hotel programming rather than architectural distinction, these are the four buildings that carry it.

Buyer 4: Boutique Private-Elevator Format Below Branded Pricing. Bellini. Four residences per floor, private-elevator foyers, 200-plus linear feet of oceanfront -- the closest legacy-tier analog to the modern branded product.

Buyer 5: Large Legacy Floor Plates. Bal Harbour Tower or Majestic Tower. Bal Harbour Tower's 3,520-to-5,000-plus-sf plans and Majestic's 2,160-to-5,469-sf plans are the largest pre-Bellini legacy interiors in the village, both with private-elevator entry into the residence in the case of Bal Harbour Tower.

Buyer 6: Entry-Level Bal Harbour Ownership. Harbour House, Balmoral, or Bal Harbour 101. Harbour House's post-2007 studios and 1BRs are the smallest and lowest-priced units in the village. Balmoral offers 2- and 3-bedroom scale at the southern gateway. Bal Harbour 101 sits in center-village opposite the Shops at a mid-range legacy price point.

FAQ

How big is Bal Harbour Village? Bal Harbour Village covers less than one square mile of Miami-Dade County at the northern tip of the Miami Beach barrier island. Permanent resident population sits at approximately 3,093 per the 2020 U.S. Census, making it one of the smallest municipalities in Miami-Dade by population. The residential condominium strip runs along Collins Avenue between 96th Street and 103rd Street, addresses 9601 through 10295.

Are Ritz-Carlton Bal Harbour and Residences at One Bal Harbour the same project? Yes. Both names refer to the same 26-story building at 10295 Collins Avenue, completed in 2007 by WCI Communities with architecture by Nichols Brosch Sandoval & Associates. It opened as the Regent Bal Harbour Resort, later rebranded as One Bal Harbour Resort & Spa, and became a Ritz-Carlton hotel flag in late 2014. The 185 owned residences above the hotel are the condominium component; the hotel occupies the lower floors.

What is the newest condominium building in Bal Harbour Village? Oceana Bal Harbour, delivered in 2016, is the newest completed condominium on the village strip. Rivage Bal Harbour at 10245 Collins, targeted for 2027 delivery, will succeed Oceana as the newest building at completion and is the only preconstruction option on the strip as of 2026.

What is the entry-level way to own in Bal Harbour Village? Harbour House at 10275 Collins is generally the entry point for a Bal Harbour address -- studio and one-bedroom residences post-2007 renovation are the smallest and lowest-priced units in the village. Balmoral at 9801 Collins offers 2-bedroom scale at 1,388 to 1,984 square feet. Both sit meaningfully below the branded-trophy tier.

How many buildings make up the St. Regis Bal Harbour Resort? Three separate condominium towers on a shared 9.5-acre resort platform -- South Tower at 9701 Collins, Center Tower at 9703 Collins, and North Tower at 9705 Collins. Center Tower carries the hotel operation and the largest condo count (roughly 267 residences), North Tower is all-residential (107 residences), and South Tower is the southernmost of the three with roughly 102 residences and Yabu Pushelberg interiors.

What is Bal Harbour Shops and how does it interact with the residential buildings? Bal Harbour Shops at 9700 Collins is an open-air luxury retail center opened in 1965 by the Whitman family, currently mid-expansion with a 200,000-plus-square-foot addition financed by a $740 million loan closed in December 2024. It is one of the highest-grossing luxury shopping centers per square foot in the United States. Every condominium in the village sits within walking distance, and the residents of Kenilworth, Bal Harbour 101, The Palace, Oceana, Bellini, and the St. Regis towers cross Collins directly to reach the mall entrance.

Who developed Rivage Bal Harbour and when does it deliver? Rivage is a joint venture of The Related Group, Two Roads Development, and Boston-based Rockpoint. Architecture is by Skidmore, Owings & Merrill (SOM's first South Florida residential building), interiors by Rottet Studio, and landscape design by Enzo Enea. Construction broke ground in September 2024, and delivery is targeted for 2027. Sixty-one sky villas ranging from approximately 3,300 to nearly 13,000 square feet, priced from about $8 million to $65-million-plus at the top penthouse.

How does Bal Harbour compare to Surfside and Sunny Isles? Bal Harbour is a private village with its own police department, private security patrol, and a fixed inventory of fifteen oceanfront condominium buildings -- the residential density is far lower than Sunny Isles and the retail anchor (Bal Harbour Shops) sits inside the village rather than a drive away. Surfside is immediately south with a more mixed low-rise/high-rise pattern and a public-town-hall municipal footprint. Sunny Isles is north across Haulover Inlet and carries a dense new-build condominium market that Bal Harbour explicitly does not pursue.

How To Use This Guide

If you are early in a Bal Harbour search, start with the era question -- preconstruction (Rivage), branded 2010s trophy (any St. Regis tower, Ritz-Carlton, or Oceana), or 1960s-1990s legacy oceanfront (Balmoral, Kenilworth, Bal Harbour 101, Bal Harbour Tower, The Palace, Majestic Tower, Harbour House, or Bellini) -- and then narrow by floor plan, exposure, and renovation status.

We track resale activity, HOA changes, and recent comps across all fifteen Bal Harbour buildings continuously. For a custom comp set on a specific building or floor plan, reach out.

Related Reading

• Rivage Bal Harbour Preconstruction Deep Dive
• Bal Harbour Neighborhood Guide
• Top Luxury Bal Harbour Condos
• Sunny Isles vs. Bal Harbour
• Bal Harbour Miami Guide

This guide is for informational purposes and does not constitute a solicitation or offer to buy or sell real estate. Unit counts, price ranges, developer teams, and completion dates are compiled from public listings and public reporting and may change over time. Prospective buyers should verify current specifications, HOA dues, and branded-service terms directly with the building association and, where applicable, the hotel operator before making purchase decisions.