Best Condos Overlooking Biscayne Bay: Which Are Worth Buying? (2026)

Best Condos Overlooking Biscayne Bay: Which Are Worth Buying?

Short answer: for the best value directly on the water, look at Edgewater's newer bayfront towers and Brickell's Jade and Santa Maria; for the strongest track record, Coconut Grove's Bayshore Drive towers, which are across the road from the bay, not on it. Condos in those Coconut Grove towers sold for a median $1,838 per square foot in 2025–26, roughly double the $937 median for Edgewater towers that sit directly on the bay. Their prices also rose the most: Grove at Grand Bay is up 77% and Two Park Grove 60% from their 2021–22 medians.

"Overlooking the bay" covers two different things in Miami. Some buildings stand on parcels that run to the water, often with a seawall, marina or private beach. Many others look over the bay from across a road or a park. We checked each building against county property records to separate the two, then compared prices and inventory from MLS records.

On this page: Key findings · On the water vs. across the road · Prices by area · Buildings on the water · Buildings across the road · Our picks · Coming soon · Before you buy · FAQ · Method

Key findings

• The bay's highest prices are across the road. The six condominiums on the inland side of South Bayshore Drive in Coconut Grove, including Park Grove, Grove at Grand Bay, Mr. C and Grovenor House, sold for a median $1,838 per square foot in 2025–26 (72 sales). Parks, marinas and Dinner Key between them and the water keep their views open.
• True bayfront is cheaper per foot in most areas. Directly on the water, Edgewater's towers sold for a median $937 per square foot, Brickell Avenue's bayfront towers $884, and Brickell Key's three island towers $595. Miami Beach's bay side was the priciest waterfront at $1,191.
• Coconut Grove gained the most. Among buildings with enough sales to compare, the biggest increases from 2021–22 to 2025–26 were One Grove Isle (+83%), Grove at Grand Bay (+77%), Grovenor House (+70%), Three Grove Isle (+61%) and Two Park Grove (+60%). Edgewater's bayfront towers rose less: One Paraiso +19%, Biscayne Beach +10%, Icon Bay +6%.
• Supply is tight at the top and loose at the newest towers. Two Park Grove, Grove at Grand Bay, Santa Maria and Murano at Portofino had one or two listings each on November 1, 2026. Aston Martin Residences had 62 for sale against 21 resales in the past year, and its 2025–26 sales closed at a median 89% of the final asking price.
• Many buildings called "bayfront" are not. Opera Tower and Quantum on the Bay sit behind Margaret Pace Park; Paraiso Bay and Gran Paraiso behind Paraiso Park; Echo Brickell and Four Seasons Brickell about 180 meters back from the water; and One Thousand Museum across Biscayne Boulevard and Museum Park.

On the water or across the road?

A building on the water owns land that runs to the bay, so nothing can be built between it and the view, and many have docks, slips or a bayfront pool deck. A building across the road usually looks over public land, such as a park, a marina or a road, which also tends to stay open. Its view can be just as wide, and some of Miami's priciest condos are in this group.

What differs is access. On the water you may be able to keep a boat or walk from the pool to the seawall; across the road you usually cannot. Ask which one you are buying, because listings use "bayfront" for both.

Prices by area

Median closed price per square foot of condo sales from January 2025 through October 2026, pooled across the buildings named in each group below.

Area medians mix new and old buildings, so use them for the price level and the building tables below for comparisons over time.

Buildings directly on the bay

Sales from January 2025 through October 2026; change compares the same building's 2021–22 median (shown when both periods have at least five sales); listings and months of supply as of November 1, 2026.

Coconut Grove: Grove Isle. The only Coconut Grove condos on the water are on Grove Isle, a private island of about 20 acres reached by a guarded bridge. The three original towers date from 1979 to 1981; Vita at Grove Isle, a seven-story building of 65 residences by CMC Group, received its temporary certificate of occupancy in December 2025 and has the highest price per square foot of any building on the water in our data. The original towers offer the island setting and marina at well under half Vita's price per square foot, and their prices have risen sharply. See our Vita at Grove Isle guide.

Brickell. The bay side of Brickell Avenue holds the 1980s and 1990s landmarks: The Palace (1981, Arquitectonica), Bristol Tower (1993) and Santa Maria (1997), the latter two by CMC Group, with Santa Maria's parcel running to the bulkhead line. Jade at Brickell Bay (2004, Fortune International) sits on the water along Brickell Bay Drive. Una Residences, a 47-story tower of 129 residences by OKO Group and Cain International designed by Adrian Smith + Gordon Gill, received its temporary certificate of occupancy in February 2026; with 36 listings and two resales, it has no price record yet.

Brickell Key. All three island towers are on the water. Carbonell (2005) and Asia (2008) are the premium buildings, up 39% and 25% since 2021–22; Isola, a 1990 rental building converted to condos, is the entry point. See our Brickell Key guide.

Downtown. Aston Martin Residences, a 66-story tower of 391 residences that opened in April 2024, is the only downtown condo with its own water edge, where the Miami River meets the bay, and its condominium includes a marina. It is also the most oversupplied: 62 listings, about three years of supply. See our Aston Martin Residences guide.

Edgewater. Six towers reach the water: Elysee (2021, half- and full-floor homes), Aria Reserve (south tower 2025, about 547 feet of bay frontage), Missoni Baia (2023), One Paraiso (2018, the only Paraiso tower with its own strip of shoreline), Biscayne Beach (2017, with a sand beach club on the bay) and Icon Bay (2015, on a bay inlet). One caution: Missoni Baia has operated on a temporary certificate of occupancy since 2023, and The Real Deal reported in February 2026 that its condo association accused the developer of defective work. Read the association's minutes and litigation disclosures before buying there. See our Edgewater condo rankings.

Miami Beach. The bay side's waterfront runs along the Miami Beach Marina in South of Fifth: Murano at Portofino (more than 600 feet of bay frontage), Murano Grande (about 700 feet) and ICON South Beach (about 1,000 feet). North of there, Bentley Bay sits on the water off West Avenue, Palau is a boutique building of about 43 homes in Sunset Harbour with boat slips sold separately, and Grand Venetian is on Belle Isle. Portofino Tower, often grouped with the Murano buildings, faces Government Cut and the ocean from behind South Pointe Park. See our South of Fifth comparison.

Buildings across the road, with open bay views

The Coconut Grove towers stand out because their low-rise setting, parks and marinas keep the bay open in front of them, and because new supply there is scarce. Park Grove, a three-tower campus by Terra and Related Group designed by OMA, shares about five acres of gardens; Grove at Grand Bay is a pair of twisting towers by Bjarke Ingels Group; Mr. C Residences (2024) comes from Terra and the Cipriani family. Our Coconut Grove comparison covers them in depth.

Which bay-view condos are worth buying?

These are our picks for different buyers, based on the data above. Unit, floor and price matter more than building averages, so treat them as a shortlist.

New bayfront towers under way

Each of these sites reaches the water, according to county property records.

• St. Regis Residences Miami, 1809 Brickell Avenue: 50 stories and 152 residences by Related Group and Integra Investments, designed by Robert A.M. Stern Architects. Under construction since November 2024 and expected in 2027; a marina has been proposed. See our St. Regis guide.
• Villa Miami, Edgewater: 56 stories and 70 half- and full-floor residences by Terra and One Thousand Group with Major Food Group. Topped out on October 28, 2026, with completion expected in late 2027. See our Villa Miami guide.
• Cove Miami, on a bay inlet at NE 29th Street: broke ground in March 2026, delivery expected in 2028. See our Cove guide.
• EDITION Residences Edgewater, 2121 North Bayshore Drive: more than 800 feet of reported bay frontage on the former Biscayne 21 site. A demolition permit was issued in August 2026; no delivery date has been announced. See our EDITION guide.
• The Residences at Mandarin Oriental, Brickell Key: the old hotel was imploded in April 2026 and construction began in October 2026, with completion expected in 2030. See our Mandarin Oriental guide.
• North Bay Village: Continuum Club & Residences (private marina, expected July 2028), Tula Residences (topped off October 2026, expected 2027) and Pagani Residences (groundbreaking May 2026, private marina). See our guides to Continuum Club, Tula and Pagani.

Four Seasons Private Residences Coconut Grove, expected in mid-2028, will join the Bayshore Drive towers across the road from Regatta Park. See our Four Seasons Coconut Grove guide.

Before you buy a bay-view condo

1. Confirm the frontage. Ask whether the condominium's land runs to the water, and whether docks or slips come with the unit, are sold separately or are not available.
2. Check what could block the view. A park or the bay itself will stay open; a low-rise lot next door may not.
3. Budget for an older building. Many bayfront towers, from Grove Isle to South of Fifth, date from 1979 to 2008. Florida's milestone inspection and reserve-study rules can bring special assessments, so read the association's latest reports. Our milestone inspection and SIRS guide explains what to ask for, and our HOA fees by building helps compare carrying costs.
4. Price from the building's own sales. Sales in these buildings closed at a median of about 85% to 96% of the final asking price, depending on the tower, so ask for every resale from the past 12 months.
5. Weigh the view by floor and direction. In Brickell and Edgewater, east-facing units get the bay; in Coconut Grove and on Miami Beach's bay side, the best views face southeast and west.

Frequently Asked Questions

Which condos are directly on Biscayne Bay?

Among finished buildings, those on the water include Grove Isle's four buildings in Coconut Grove; Santa Maria, Bristol Tower, The Palace, Jade at Brickell Bay and Una Residences in Brickell; all three Brickell Key towers; Aston Martin Residences downtown; Elysee, Aria Reserve, Missoni Baia, One Paraiso, Biscayne Beach and Icon Bay in Edgewater; and Murano at Portofino, Murano Grande, ICON South Beach, Bentley Bay, Palau and Grand Venetian in Miami Beach.

Which premium condos overlooking Biscayne Bay are worth buying?

For value on the water, Edgewater's Elysee, One Paraiso and Aria Reserve and Brickell's Jade at Brickell Bay and Santa Maria, at about $960 to $1,070 per square foot. For the strongest price history, Coconut Grove's Park Grove, Grove at Grand Bay and Grovenor House, which rose 60% to 77% from 2021–22 to 2025–26 but sit across South Bayshore Drive from the water.

Are Coconut Grove's Bayshore Drive condos on the water?

No. Park Grove, Grove at Grand Bay, Mr. C Residences and Grovenor House stand on the inland side of South Bayshore Drive, looking over Regatta Park, Dinner Key and the yacht club marinas. In Coconut Grove, only the Grove Isle buildings are on the water.

How much do Biscayne Bay view condos cost?

In 2025–26, median prices per square foot ranged from about $480 at Isola on Brickell Key to more than $2,000 at Murano at Portofino, Two Park Grove and Vita at Grove Isle. Median sale prices ranged from about $600,000 in Brickell Key and the Edgewater towers behind the parks to about $3.2 million in Coconut Grove's Bayshore Drive towers.

Which Biscayne Bay condos have boat slips?

Marinas or slips are part of the setting at Grove Isle, Aston Martin Residences and Palau Sunset Harbour, where slips are sold separately, and several new projects plan private marinas, including Continuum Club & Residences, Pagani Residences and the St. Regis Residences in Brickell. Slip rights vary by unit, so confirm them in the condominium documents.

How we ran the numbers

• Data: closed condominium sales recorded in the MLS and stored by REHUB Miami, January 2021 through October 2026, and MLS listings on November 1, 2026, checked against the live MLS feed listing by listing.
• Frontage: each building was classified from Miami-Dade Property Appraiser legal descriptions and county parcel maps, with distances to the shoreline checked on map data. "On the water" means the condominium's land reaches the bay, a bay inlet or a marina basin.
• Price per square foot: median closed price divided by living area, with records missing a price or size, or with implausible values, removed. We show a building median only with at least three sales and a change only with at least five sales in each period. Area figures pool every sale in the listed buildings.
• Months of supply: for-sale listings on November 1, 2026, divided by the average monthly number of sales from November 2025 through October 2026.
• Limits: sales from developers to original buyers usually are not in the MLS, so new towers show resales only. Small samples are sensitive to which units sold, and a building's unit mix affects its price per square foot.
• Building facts: developer announcements, county and city records, and reporting by Florida YIMBY, The Real Deal and other outlets, checked November 1, 2026.

Keep researching

Compare neighborhoods in our guides to Edgewater, Brickell and Coconut Grove vs. Coral Gables, see every waterfront condo with private beach club access, or browse Edgewater condos for sale. To see a bay-view building's recent sales and every available unit before you make an offer, contact REHUB Miami.