Highest-Priced Miami Pre-Construction Condos: Casa Cipriani Mid-Beach

Most ultra-luxury Miami projects sell amenities. Casa Cipriani sells membership.

The pitch: 23 oceanfront residences on Mid-Beach — the strip locals call "Billionaires Beach" — paired with a private Cipriani members' club, full Cipriani service, and the highest entry-price point of any Miami pre-construction other than Six Fisher Island. Starting prices begin at roughly $25 million, with a ceiling reportedly approaching $75 million.

This is the fourth profile in our highest-priced Miami pre-construction condo series.

The Quick Take

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Why It Sits Near the Top of the Market

Casa Cipriani works because it solves the one thing Miami's other ultra-luxury condos can't quite deliver: branded social infrastructure.

1. Address. 3611 Collins is on Billionaires Beach — a stretch of Mid-Beach that includes Faena, Edition, Eighty Seven Park, and Soho House Beach House. Buyers in this zone are buying neighbors as much as they're buying floor plans.
2. Density. Just 23 condo residences, in a building that also houses a 40-suite Cipriani hotel + members' club. That ratio is intentional — most owners will live alongside a curated club community rather than a 200-unit tower.
3. Brand. Cipriani is one of a very small group of hospitality names that translates internationally and across generations. The members' club is what makes the buyer pool different.

Pricing Reality

Public marketing places starting prices around $25 million, which is — with the exception of Six Fisher Island's 3-bedroom estate residences — the highest entry price among current Miami pre-construction launches. Top inventory has been quoted up to roughly $75 million.

For per-square-foot context, expect Casa Cipriani residences to clear $5,000+/sf on premium lines — meaningfully above the $3,000–$4,000/sf band that defines most "luxury" South of Fifth and Mid-Beach product.

What Makes the Product Different

Three concrete differences from other Mid-Beach offerings:

• Members' club access — including signature Cipriani dining, in-residence dining, and a 24-hour catering kitchen
• Hotel-condo ratio designed for owners, not investors — the hotel component is small (40 suites) relative to comparable mixed-use buildings
• Significantly larger floor plans than typical Mid-Beach product, with deep oceanfront terraces and indoor-outdoor entertaining space

The amenity stack reads like a private hotel:

• Cipriani signature restaurant and members' lounge
• Private dining rooms and resident-only catering
• Oceanfront pool deck with cabana service
• Full spa, wellness, fitness, sauna, and treatment rooms
• 24-hour concierge, valet, butler service
• Direct private beach access with full beach club service

Buyer Fit

Casa Cipriani is a fit for:

• Buyers who actually want club life — Cipriani New York Downtown or the Members' Club at Cipriani 25 Broadway are reasonable mental models
• Owners on Billionaires Beach comparing Faena, Edition Residences, Aman Miami Beach, and Eighty Seven Park
• International buyers who want brand recognition in any major city's resale buyer pool

It's probably not the right fit for:

• Anyone who wants modern, glassy, very-public-facing trophy architecture (this is intentionally more restrained)
• Investors looking for short-term-rental yield
• Buyers who want a low monthly carrying cost — club + hotel + Cipriani service shows up in dues

How It Compares to Other Trophy Projects

The closest direct comp is Aman Miami Beach. Both are tiny-density, brand-managed, club-centric, ultra-trophy projects on the same general stretch of Mid-Beach. Casa Cipriani's edge is price-of-entry positioning ($25M start vs. Aman's $40M+ starts) and Cipriani's stronger consumer brand recognition.

The Risk Side

The pre-construction risk profile is fairly standard for the tier:

• Final delivery — late-2028 has been the marketed target; underwrite slippage
• Deposit schedule and escrow terms — verify, especially for foreign buyers
• HOA, club dues, and Cipriani service fees — get the full all-in monthly number
• Members' club access terms — clarify whether membership conveys with the residence and what happens at resale
• Mid-Beach insurance / assessment exposure — oceanfront premiums are real and trending up

Bottom Line

Casa Cipriani is one of the cleanest examples of where Miami's top tier is going: very few residences, paired with serious branded social infrastructure, on a strip of beach that already attracts the buyer pool. With $25M starts and a $75M ceiling, it sits firmly in the conversation with Six Fisher Island, the Ritz-Carlton Residences South Beach, and Shore Club Private Collection — but with a different proposition: live inside a private members' club.

For the right buyer, that's exactly the value. For everyone else, it's useful as a benchmark for what membership-backed pricing looks like at the Miami top of market.

More From the Highest-Priced Pre-Construction Series

• Six Fisher Island: $15M+ private-island residences
• Ritz-Carlton Residences South Beach: $4M–$125M condos
• Shore Club Private Collection: Auberge + Robert A.M. Stern
• Rivage Bal Harbour: SOM-designed $8M–$65M condos
• Waldorf Astoria Residences Miami: 100-story supertall
• The Perigon Miami Beach: OMA-designed Mid-Beach oceanfront
• 888 Brickell by Dolce & Gabbana: fashion-branded supertall
• Baccarat Residences Brickell: 75-story riverfront
• Mandarin Oriental Residences Miami: KPF-designed Brickell Key

Sources and Further Reading

• Official Casa Cipriani Miami site
• CondoBlackBook profile
• Manhattan Miami project page
• Cipriani Residences Miami official site (Brickell counterpart)