Palazzo del Sol Fisher Island: 2026 Buyer's Guide

Palazzo del Sol is the first of two Kobi Karp-designed ultra-luxury condominiums that PDS Development built at the southern point of Fisher Island. The 10-story tower at 7000 Fisher Island Drive opened in March 2016 with 47 residences ranging from three- to seven-bedroom layouts, and it sits on a 4.5-acre waterfront site at the seam where Biscayne Bay meets the Atlantic.

The design roster is the headline: architecture by Kobi Karp, interiors by Antrobus + Ramirez, landscape by Swiss firm Enea Garden Design. Kitchens and baths use the Boffi Xila collection. Heinrich von Hanau and Fisher Island Holdings developed the building; his second tower next door, Palazzo Della Luna, followed three years later.

Penthouse activity since delivery -- including a $31.26M Penthouse 2 closing in 2017 -- helped establish Palazzo del Sol as one of the top per-square-foot buildings in Miami.

View the Palazzo del Sol building page for current inventory, floor plans, and recent closed sales.

The Quick Take

Where is Fisher Island?

Fisher Island is a 216-acre private island in Biscayne Bay, reachable only by the Fisher Island ferry from Terminal Island off the MacArthur Causeway, by private yacht, or by helicopter. The 24-hour ferry runs roughly every 10 minutes during peak hours and accepts vehicles under 24 feet in length plus golf carts.

The island's ZIP code 33109 has ranked as the most expensive in the United States, with a 2025 median sale price of $9.5M and reported average household income above $2.5M. Government Cut -- the Port of Miami shipping channel -- separates Fisher Island from South Beach.

The island's history begins with Carl Fisher, the Miami Beach developer and Indianapolis Motor Speedway co-founder, who in 1927 traded 7 acres to William K. Vanderbilt II for his 265-foot yacht "Eagle." Vanderbilt brought in architect Maurice Fatio to design the 1936 Vanderbilt Mansion -- now the Fisher Island Club clubhouse. The Fisher Island Club opened in 1987 and completed a $60M restoration in 2013.

Palazzo del Sol sits on the southern half of the island, sharing a 4.5-acre site that runs to the Atlantic. Vanderbilt's old seaplane hangar -- now the Spa Internazionale -- is a short cart ride away.

Who's Behind Palazzo del Sol?

The developer is PDS Development LLC, the residential arm of Fisher Island Holdings, the entity that owns Fisher Island. CEO Heinrich von Hanau -- often referenced as Prince Heinrich, a descendant of William I, Elector of Hesse -- has run Fisher Island Holdings since 2010 and personally led both Palazzo del Sol and Palazzo Della Luna.

PDS Development's Fisher Island lineup:

• Palazzo del Sol -- this 47-unit tower, delivered March 2016
• Palazzo Della Luna -- the 50-unit sister building next door, delivered 2019
• The Links Estates at Fisher Island -- a 12-mansion single-family enclave launched in 2022 at an average price near $33M per home

Fisher Island Holdings is owned by the Valmore Trust, whose beneficiaries are Inna Gudavadze (widow of late Georgian businessman Arkady "Badri" Patarkatsishvili) and her daughters. The two Palazzo towers were partly financed by Roman Abramovich-linked capital reported as a $120M mortgage facility.

Dora Puig of Luxe Living Realty handled pre-construction sales, including the record-setting $35M ($31.26M base price plus $3.74M of add-ons) Penthouse 2 contract in February 2015 -- at the time more than 2.5 times Fisher Island's previous penthouse high.

Architecture and Design

Kobi Karp is the architect of record. Karp founded Kobi Karp Architecture and Interior Design in Miami in 1996. The firm runs an active luxury condo bench in Miami, with credits including the Astor and Edison Hotels, the two Palazzo towers, and private residences for Juwan Howard and Barry Sternlicht.

Karp's design at Palazzo del Sol is the cleaner, more contemporary of the two Palazzo buildings. The 10-story massing breaks across the 4.5-acre site to minimize density, with floor-to-ceiling glass on bay and ocean exposures, deep cantilevered terraces, and a tan-stone-and-coral envelope that pulls from the Vanderbilt-era Mediterranean palette without copying it.

Antrobus + Ramirez -- the Miami interior architecture firm of Andrea Antrobus and Brenda Ramirez -- handled both the residence interiors and the public amenity floors. The firm's catalog includes the Fontainebleau Miami Beach and the Prime Italian restaurant. At Palazzo del Sol the team brought teak decking up from the exterior landscape onto the walls and ceilings of the north lobby and onto the floor of the main lobby, blurring the indoor-outdoor seam Karp framed with glass.

Enzo Enea of Enea Garden Design designed the landscape. The Swiss firm, founded in Rapperswil-Jona in 1993, is best known for Enea's Tree Museum outside Zurich -- 50 trees on 75,000 square meters of land, some more than a century old, saved from felling. At Palazzo del Sol, Enea laid out a Central Park-style garden between the building and what would later become Palazzo Della Luna, anchored by a croquet lawn, bocce court, and walking gardens.

Residences at Palazzo del Sol

The published specs:

• 47 residences across 10 stories
• 3BR to 7BR floor plans
• Interior sizes from ~3,783 to ~9,826 square feet
• Flow-through plans with both bay and ocean terraces
• 10-foot ceilings in typical residences
• 15-foot ceilings in penthouses
• Private elevator entry direct into each unit
• Floor-to-ceiling impact-resistant glass
• Boffi Xila collection kitchens with three stone surface options and a choice of cabinet finishes
• Gaggenau appliances with Sub-Zero refrigeration and wine coolers
• Blum soft-close hardware
• Dornbracht rain showers and plumbing controls
• Duravit porcelain fixtures with integrated bidet function
• Starphire glass mirrors with built-in LED lighting in master baths
• Stand-alone soaking tubs
• Walk-in closets

The penthouses are the highlight. Penthouse 2 is a 9,715-square-foot center penthouse with a 6,798-square-foot rooftop deck plus 1,797 square feet of main-floor terraces. It sold for $31.26M in 2017 -- $3,218 per square foot -- with a $3.74M add-on package including a private air-conditioned garage, custom golf cart, storage, guest suite, and pool cabana, bringing the gross to roughly $35M. Penthouse 3 sold to Miami attorney Jim Ferraro for $21.5M in May 2016 at $3,200 per square foot.

Floor-plan customization and ASR Interiors upgrades are available on resale units.

Amenities

Palazzo del Sol carries a full Fisher Island Club program plus a dedicated on-site amenity stack.

Building-level amenities:

• Zero-edge heated lap pool with poolside cabanas
• Butler-staffed bar and lounge on the waterfront
• Fitness center and yoga studio
• Private spa with massage treatment rooms
• Hair and makeup salon
• Movie theater with luxury seating
• Children's playroom
• Business meeting room with video conferencing
• Professional fur storage
• Six-star multi-lingual concierge with valet
• Walking gardens, croquet lawn, and bocce by Enzo Enea
• Outdoor pavilions with cooking facilities
• Private elevator entry and dedicated parking for each residence

Fisher Island Club access (carried by equity membership for property owners):

• Private beach with imported Bahamian sand
• 9-hole P.B. Dye championship golf course
• Racquet Club with 17 tennis courts across grass, European red clay, hard, and Har-Tru surfaces, plus 5 pickleball courts and 2 padel courts
• Spa Internazionale -- 24,000 square feet in Vanderbilt's former seaplane hangar, with lap pool, cold plunge, jacuzzis, steam rooms, and a full treatment menu
• Two breakwater-protected deep-water marinas with more than 100 slips, accommodating yachts up to 250 feet
• Multiple Fisher Island restaurants including Porto Cervo, Garwood Lounge, and the Beach Club restaurant
• 24-hour ferry, security, and concierge

Owner reports cite a one-time equity initiation in the $350,000 range with annual dues in the low $20,000s plus a capital reserve contribution.

How Palazzo del Sol Compares to Other Fisher Island Buildings

The condo inventory on Fisher Island ranges from 1980s mid-rise Mediterranean Revival to the new 2026 Six Fisher Island delivery. Palazzo del Sol and Palazzo Della Luna sit at the top of the per-square-foot table.

Where Palazzo del Sol slots in:

• First of the two Karp-PDS towers. Three years earlier than Palazzo Della Luna and the playbook for what came next.
• Tighter site than Della Luna. 4.5 acres versus 8 acres, with marginally higher density across a similar floor count.
• Different interior team. Antrobus + Ramirez at del Sol versus Champalimaud at Della Luna. The architecture is shared; the finish vocabulary diverges.
• Penthouse comp depth. The two early penthouse closings -- $31.26M and $21.5M -- gave the building one of the deepest sets of eight-figure comps on the island.

The Fisher Island Lifestyle

Day-to-day life on Fisher Island runs on electric golf carts. There is no through traffic. The 216-acre footprint includes its own private school -- Fisher Island Day School -- a market, hair salon, post office, dental and medical office, and an observatory.

The Fisher Island Club restaurant network runs through Porto Cervo (Italian), the Garwood Lounge (cocktails), the Beach Club restaurant, and the Vanderbilt Mansion clubhouse. The Spa Internazionale's Mediterranean-inspired wet area -- in Vanderbilt's old seaplane hangar -- handles wellness on the southern half of the island.

The Vanderbilt Marina completed a $6.6M renovation that delivered concrete floating docks and 12-foot interior depths. Combined with the Main Marina, total dockage holds more than 100 slips, with yachts accommodated up to 250 feet and direct Government Cut access to the Gulf Stream in minutes.

The mainland sits closer than the lifestyle suggests. The Mandarin Oriental Brickell Key, Brickell City Centre, and downtown Miami are about 15 minutes from the ferry landing; Miami International Airport is roughly 20-25 minutes after disembarking.

FAQ

When was Palazzo del Sol completed?

Palazzo del Sol was completed in March 2016. Pre-construction sales launched in 2013-2014, and Penthouse 2 was placed under contract for $35M in February 2015.

Who developed Palazzo del Sol?

PDS Development LLC, the residential arm of Fisher Island Holdings, led by Heinrich von Hanau. The same group also developed neighboring Palazzo Della Luna (2019) and is selling The Links Estates single-family homes on the island.

Who designed Palazzo del Sol?

Architecture is by Kobi Karp Architecture and Interior Design. Interiors -- both the model residences and the public amenity floors -- are by Antrobus + Ramirez. Landscape is by Enzo Enea / Enea Garden Design.

How many residences are at Palazzo del Sol?

47 residences across 10 stories on a 4.5-acre waterfront site at 7000 Fisher Island Drive.

What are Palazzo del Sol residence sizes?

Interior square footages range from roughly 3,783 to 9,826 square feet in three- to seven-bedroom layouts. Typical residences have 10-foot ceilings; penthouses run to 15-foot ceilings.

What kitchens and baths are in Palazzo del Sol?

Kitchens use the Boffi Xila collection with Gaggenau appliances, Sub-Zero refrigeration and wine coolers, and Blum self-closing hardware. Master baths include Dornbracht rain showers and fittings, Duravit porcelain fixtures with integrated bidet function, stand-alone soaking tubs, and Starphire glass mirrors with built-in LED lighting.

Does Palazzo del Sol include Fisher Island Club membership?

Yes. Ownership at Palazzo del Sol carries equity membership in the Fisher Island Club, which opens the private beach, 9-hole P.B. Dye golf course, 17-court tennis center, 5 pickleball courts, 2 padel courts, Spa Internazionale, deep-water marinas, and the island's restaurant network. Equity initiation and annual dues apply.

What was the record penthouse sale at Palazzo del Sol?

Penthouse 2 went under contract for $35M in February 2015 (pre-construction) and recorded at $31.26M in 2017, with a $3.74M add-on package (private garage, custom golf cart, storage, guest suite, pool cabana). At 9,715 square feet, the base price equated to roughly $3,218 per square foot. Penthouse 3 sold to attorney Jim Ferraro for $21.5M in May 2016.

Bottom Line

Palazzo del Sol is the original Karp-PDS tower at the southern point of Fisher Island, with 47 residences across 10 stories on a 4.5-acre waterfront site. Antrobus + Ramirez interiors, Boffi Xila kitchens, and Enea-designed gardens carry through to a six-star service program and full Fisher Island Club equity access -- private beach, P.B. Dye golf, 17-court Racquet Club, Spa Internazionale, and a 250-foot-capable deep-water marina. The 2017 Penthouse 2 closing at $31.26M still anchors the per-square-foot benchmark for the building.

Want a Data-Driven Read on Palazzo del Sol?

If you are evaluating a Palazzo del Sol resale -- floor selection, exposure, customization package, or comp analysis against Palazzo Della Luna and Six Fisher Island -- reach out to Kyle Benjamin, REHub Miami.

View the Palazzo del Sol building page | Browse Fisher Island condos | Contact us

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Disclaimer: This article is for general informational purposes. Pricing, inventory, HOA figures, Fisher Island Club equity fees and dues, and finish specifications change. Always verify details directly with the building's official sales team and recent closed sales before making a purchase decision.