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

Most ultra-luxury Miami projects sell amenities. Casa Cipriani is built around membership.

The approved plan pairs 23 oceanfront condominium residences in Mid-Beach with a 36-room Casa Cipriani hotel and a private Cipriani members' club. When the project was announced in March 2025, The Real Deal reported that pricing for the one- to four-bedroom residences was expected to start around $25 million. That is a higher reported entry point than any other project in this series.

It is still early. As of October 2026 the site has approvals and new financing, but we have found no reliable report of a sales launch, demolition, groundbreaking or delivery date.

This profile is part of our highest-priced Miami pre-construction condo series.

The Quick Take

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Where the Project Stands

• March 2025: 13th Floor Investments and Midtown Equities unveiled the project with the Cipriani family. The first announcement described a 17-story building with 40 hotel keys. The plans filed with the city, as reported by Commercial Observer, call for 19 stories, 36 hotel rooms and 23 condos.
• May 2025: According to the developers' land-use counsel, Akerman, the Miami Beach Historic Preservation Board unanimously approved the site plan and a Certificate of Appropriateness. The approval allows demolition of the two existing hotels on the site under a 2024 Florida law, which Akerman called the Resilient Safe Structures Act. Commercial Observer reported that the hotels were built in 1938 and 1980.
• April 2026: Commercial Observer reported a $105 million loan from BH3 Management. A 13th Floor representative described it as a refinancing that replaces and expands a 2023 Bank OZK loan. The partners bought the roughly 1.1-acre site for $73 million in 2023.
• As of April 2026: Coverage of the loan said the team still had to secure demolition and building permits and had not released a construction timeline. Florida YIMBY's April 2026 report also gave no timeline.

We have found no reliable reporting since then of a sales launch, demolition or groundbreaking.

Why It Sits Near the Top of the Market

1. Address. The site is on the Mid-Beach oceanfront, a short walk north of the Faena District, which includes Faena House. Aman Miami Beach is under construction a short distance south at 3425 Collins, and Edition Residences is at 2901 Collins.
2. Density. There are only 23 condominium residences, sharing the building with a 36-room hotel and a members' club. Owners would live within a small club community rather than a large tower.
3. Brand. This would be the third Casa Cipriani, after New York and Milan, and the first in Florida. For buyers, the members' club is the point of difference.

Pricing Reality

The only price figure we can source is the 2025 expectation that residences would start around $25 million. We have not found a published price list, top price or per-square-foot figure, and we have found no confirmed sales launch. Treat the $25 million figure as an early indication, not a quote.

What Makes the Product Different

Florida YIMBY's April 2026 description of the plans lists these features:

• Residences: 10-foot ceilings, imported Italian cabinetry and direct elevator access in select units
• Club and dining: a private members' club, Cipriani restaurants and on-site catering
• Wellness: a pool, a fitness center and a spa with steam rooms and saunas

The approval application described in Commercial Observer also includes a jazz club, a restaurant and a garden bar. These are planned features. Final specifications, and which spaces residents can use, will be in the offering documents.

Buyer Fit

Casa Cipriani could suit:

• Buyers who actually want club life, such as members of Casa Cipriani in New York or Milan
• Buyers comparing small, brand-managed oceanfront projects in Mid-Beach and South Beach
• International buyers who value a brand that is recognized across markets

It's probably not the right fit for:

• Anyone who needs a home soon. No start of construction has been reported, and we have found no announced delivery date.
• Buyers who want low monthly carrying costs. A hotel, club and Cipriani service program could add to association and club costs. Get the actual budget once it is published.

How It Compares to Other Trophy Projects

The closest comparable is Aman Miami Beach, a short distance south on Collins: small density, brand-managed and club-centered. The difference is timing. Aman's 22 residences are presold and the building is under construction. We have found no confirmed sales launch for Casa Cipriani.

The Risk Side

At this stage, the risks go beyond the usual pre-construction checklist:

• Timing: Demolition and building permits were still pending in April 2026, and we have found no published construction schedule or delivery date.
• Program changes: The plans have already changed once, from 17 stories and 40 keys to 19 stories and 36 rooms. Confirm the final program in the offering documents.
• Deposit schedule and escrow terms: We have not found these published. Verify them, especially if you are a foreign buyer.
• 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.
• Oceanfront insurance and assessment exposure: Insurance and reserve costs for oceanfront condos can be significant, so ask for the projected budget.

Bottom Line

Casa Cipriani combines very few residences, a recognized hospitality brand and a members' club on the Mid-Beach oceanfront. With a 2025 expectation of about $25 million to start, it belongs in the same conversation as Six Fisher Island, the Ritz-Carlton Residences South Beach and the Shore Club Private Collection. It is also the earliest-stage project in that group. As of October 2026 it has approvals and refinancing, but no announced sales launch or delivery date.

Buyers who want the Cipriani club proposition should watch for the official launch and the offering documents. Until then, use the project mainly as a benchmark for membership-backed pricing at the top of the market.

More From the Highest-Priced Pre-Construction Series

• Six Fisher Island: $15M+ private-island residences
• Ritz-Carlton Residences South Beach: oceanfront condos from about $4.25M
• Shore Club Private Collection: Auberge + Robert A.M. Stern
• Rivage Bal Harbour: SOM-designed oceanfront 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
• Aman Miami Beach Residences: buyer's guide