Canal by IQ West Aventura: 34-Residence Oleta River Condo Guide (2026)

Canal by IQ West Aventura: 34-Residence Oleta River Condo Guide (2026)

Canal by IQ is a six-story, 34-residence condominium at 18550 NE 23rd Court, Miami, FL 33180, on the east bank of the Oleta River. The developers are Sagewood Corp. and IQ Concept Development, Sagewood is building it, and Florida YIMBY reports that N25 Architecture designed it. The developer also calls the project Canal West Aventura.

Canal by IQ is a small building with small homes. They are studios, one-bedrooms and two-bedrooms from 466 to 973 square feet, and Florida YIMBY reported in June 2026 that prices start at $463,000 for the smallest units. Construction started that month, with completion targeted for late 2027.

A note on the name. The building's mailing city is Miami, and the site is not inside the City of Aventura. It sits in the unincorporated Ojus area of Miami-Dade County, just west of the city line. "West Aventura" is how the developer and many MLS listings market the area. That matters for a few practical questions, covered below.

Canal by IQ at a glance

The unit mix, sizes, parking and amenities come from the developer's website. The construction start, pricing, architect and completion target come from Florida YIMBY's June 4, 2026 report, which cites the South Florida Business Journal for pricing. The site details come from Miami-Dade Property Appraiser records.

Canal by IQ floor plans and sizes

The developer has published its floor-plan table, with every plan named after a river and a count for each. That is more detail than most small projects release.

Florida YIMBY rounded the range to about 470 to 910 square feet. We use the developer's table, which runs to 973.

A few things stand out. The one-bedrooms vary the most, from 604 to 846 square feet, so two "one-bedroom" listings can differ by more than 200 square feet. Several one-bedroom plans exist as a single home. Ask which floor and side each one sits on. Terraces run from 55 to 210 square feet, so check the terrace line on any plan you like.

Each residence is planned with smart home technology, and Ornare, the developer's kitchen partner, supplies its bespoke kitchen kits.

Architecture and renderings

The renderings show a compact building with curved, white-edged balconies and thin horizontal rails on the street side. Wood-toned vertical cladding wraps the side volume. A glass lobby fronts NE 23rd Court. On the river side, a deck behind the seawall holds the pool and lounges, and stairs lead down to a small floating dock.

Project renderings courtesy of Sagewood and IQ Concept.

The dock appears in a later rendering than the rest of the set. Ask whether the dock is part of the approved plans and who may use it.

Amenities by the water

Everything shared at Canal by IQ is at ground level and faces the river:

• Pool beside the canal, with lounges
• Canal-front deck with a sauna and a Jacuzzi
• Patio with canal views and grilling stations
• Fitness center with cardio and weight machines
• Lobby with 24-hour security and concierge
• Valet parking and EV charging stations

The developer also points to direct water access for kayaking, paddleboarding and fishing. For a 34-home building, this is a full list, and a staffed lobby and valet are the kind of services that shape the monthly association fee. MLS listings posted in August 2026 show fees of $580 a month for a studio and $1,191 for a two-bedroom. Ask for the proposed budget to confirm them.

Parking deserves a close look. The building has 24 shared spaces for 34 residences, run by valet. Not every home will have a dedicated space. If you own two cars or need guaranteed parking, ask how spaces are assigned before you sign.

Location: Ojus, on the Oleta River

The site is two parcels totaling 15,770 square feet in the Amended Plat of Ojus Center, with county records placing them on the east bank of the Oleta River. The developer's materials call the water "the canal." The developers assembled the land for about $2 million in 2022.

According to the developer, the building is near Aventura Mall, Greynolds Park and the Aventura Brightline station.

Being in unincorporated Miami-Dade means the county, not the City of Aventura, is the local government. Before buying, ask the sales team which police, permitting and code rules apply, and confirm the property tax rate for the parcel. Our Aventura neighborhood guide covers the city next door, and The Venture at Aventura, an older condo about 1 kilometer east, is a useful point of reference.

Status and timeline

• October 2022. 18550 IQ LLC buys the two parcels for $1,513,500 and $504,500.
• May 2026. Residences 304 and 203 are listed on the MLS at $468,950 and $809,950.
• June 2026. Florida YIMBY reports that construction has started, with 15% of the homes (five residences) presold and a project cost of about $19 million.
• August 2026. A new set of residences is listed on the MLS.
• Late 2027. Targeted completion, per the June report.

The county roll still codes the parcels as vacant land, which is normal at this stage. The developer's website and some MLS listings still show delivery in 2026. Florida YIMBY's late-2027 target is the more recent figure, so ask the sales team for the current schedule.

Pricing

Florida YIMBY's starting figure of $463,000, from the South Florida Business Journal, applies to the smallest units. The MLS asking prices line up with it. On May 12, 2026, studio 304 was listed at $468,950 and two-bedroom 203 at $809,950. Both are now off the market. On August 16, 2026, studio 205 was listed at $463,950 and two-bedroom 503 at $849,950, and both are active. These are list prices, not closed sales. The developer has not published a full price list or a deposit schedule, so ask for both.

Canal by IQ vs. nearby options

The real choice for most Canal buyers is new versus resale. The Venture gives you larger plans in a building you can tour today. Canal gives you a new building with smaller homes and a wait until its late-2027 target. Avenia shows how wide the range of small new buildings near Aventura is. See our guides to Avenia Aventura and The William Residences for those projects.

How to buy at Canal by IQ

1. Join the waitlist on the Canal by IQ building page for availability and price updates.
2. Pick a plan, then a location. With up to five homes per plan, ask which floors and sides are still open.
3. Get the deposit schedule and fee budget in writing. Neither has been published.
4. Settle parking. Ask whether your residence comes with an assigned space.
5. Confirm the rental rules from the condominium documents. Some MLS listings describe rental terms, but we have not seen them from the developer.
6. Compare with resale. Price Canal against older condos nearby on cost per square foot. Our guide to why buy pre-construction in Miami covers the deposit and timing risks.

Frequently Asked Questions

Is Canal by IQ in Aventura?

Not within city limits. The address is 18550 NE 23rd Court, Miami, FL 33180, in the unincorporated Ojus area of Miami-Dade County, just west of the City of Aventura. The developer markets it as West Aventura.

Who is developing Canal by IQ?

Sagewood Corp. and IQ Concept Development. Sagewood is also the general contractor, and Florida YIMBY names N25 Architecture as the architect.

How many residences are there, and how big are they?

Thirty-four: 7 studios of 466 to 474 square feet, 16 one-bedrooms of 604 to 846 square feet and 11 two-bedrooms of 907 to 973 square feet.

How much does Canal by IQ cost?

Florida YIMBY reported prices from $463,000 for the smallest units in June 2026. In August 2026, MLS asking prices ran from $463,950 for a studio to $849,950 for a two-bedroom.

Has construction started?

Yes. Florida YIMBY reported the start of construction on June 4, 2026, with completion targeted for late 2027.

What amenities does it have?

A canal-side pool and lounges, a deck with a sauna and Jacuzzi, a patio with grilling stations, a fitness center, 24-hour security and concierge, valet parking and EV charging.

How much parking is there?

Twenty-four shared valet spaces for 34 residences.

Explore Canal by IQ

See the Canal by IQ building page for project details, renderings and the waitlist, browse Aventura pre-construction condos and all Miami pre-construction projects, or contact REHUB Miami to compare Canal by IQ with resale options nearby.