Palazzo Della Luna Fisher Island: 2026 Buyer's Guide

Palazzo Della Luna is the newer of two Kobi Karp-designed ultra-luxury towers that PDS Development built at the southern point of Fisher Island. The 10-story building at 6800 Fisher Island Drive delivered in 2019, holds 50 residences ranging from three- to seven-bedroom layouts, and sits on an 8-acre waterfront parcel that connects directly to the gardens of its sister tower, Palazzo del Sol.

The design team is unusually deep for a 50-unit building. Architecture and base interior design are by Kobi Karp Architecture and Interior Design; lobby and amenity-floor interiors are by Champalimaud Design of New York; landscape is by Enea Garden Design, the Swiss practice led by Enzo Enea. The development was led by Heinrich von Hanau, the Austrian-born CEO of Fisher Island Holdings, who also developed neighboring Palazzo del Sol and the new Links Estates single-family enclave on the island.

Sales have run consistently in the $13M-to-$85M band since delivery, with penthouse asks pushing the per-square-foot ceiling for the entire Fisher Island market.

View the Palazzo Della Luna 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, just off the southern tip of Miami Beach. The island is 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 cars, golf carts, and commercial trucks under 24 feet in length.

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

The island runs on a single private road network, with electric golf carts as the primary mode of transport. Through traffic does not exist. Across the 216 acres are the Vanderbilt Mansion clubhouse (1936, designed by Maurice Fatio after William K. Vanderbilt II traded his 265-foot yacht "Eagle" to Carl Fisher for 7 acres in 1927), the Fisher Island Club golf course, the Spa Internazionale in Vanderbilt's old seaplane hangar, an 18-court tennis center, and two breakwater-protected deep-water marinas with more than 100 slips.

Palazzo Della Luna sits on the southern half of the island, an electric-cart ride from the Spa Internazionale, the Beach Club, and the golf course.

Who's Behind Palazzo Della Luna?

The developer is PDS Development LLC, the residential arm of Fisher Island Holdings, the ownership entity for Fisher Island itself. CEO Heinrich von Hanau -- an Austrian-born descendant of William I, Elector of Hesse, often referenced as Prince Heinrich -- has run Fisher Island Holdings since 2010.

PDS Development's Fisher Island catalog includes:

• Palazzo del Sol -- the 47-unit Kobi Karp tower next door, delivered March 2016
• Palazzo Della Luna -- this building, delivered 2019
• The Links Estates at Fisher Island -- a 12-mansion single-family community on the southern half of the island, launched in 2022 at an average of $33M per home

Fisher Island Holdings is owned by the Valmore Trust, whose beneficiaries are Inna Gudavadze (widow of the late Georgian businessman Arkady "Badri" Patarkatsishvili) and her daughters Liana Zhmotova and Iya Patarkatsishvili. The two Palazzo towers were financed in part by Roman Abramovich-linked capital in 2018-2019, reported at the time as a $120M mortgage facility.

Construction financing for the two Palazzo buildings ran north of $140M combined.

Architecture and Design

Kobi Karp is the architect. Born in a small coastal town north of Tel Aviv, Karp founded Kobi Karp Architecture and Interior Design in Miami in 1996. The firm is a recurring fixture in Miami's luxury condo pipeline, with work including the Astor and Edison Hotels, Palazzo del Sol, Palazzo Della Luna, and houses for NBA star Juwan Howard and Starwood Capital founder Barry Sternlicht.

Karp's design at Palazzo Della Luna is a contemporary read on Fisher Island's Vanderbilt-era Mediterranean palette. The 10-story massing is broken across an 8-acre site -- low density by design -- with floor-to-ceiling glass, deep terraces oriented to both bay and Atlantic exposures, and a tan-stone-and-coral envelope that pulls from the 1936 Vanderbilt Mansion next door.

Champalimaud Design handles the lobby and amenity-floor interiors. Founded by Alexandra Champalimaud in 1981 and headquartered in New York, the firm is one of the most prolific hospitality interior practices in the world. Past work includes the recent renovation of the Waldorf Astoria New York, Claridge's in London, Raffles Singapore, and the Hotel Bel-Air in Los Angeles. At Palazzo Della Luna the firm specified gilded glass, custom bas-relief, intricate terrazzo, and cerused oak across the public spaces.

Enzo Enea of Enea Garden Design handled landscape. The Swiss firm, founded in 1993 and headquartered in Rapperswil-Jona near Lake Zurich, runs roughly 240 staff across offices in Zurich, Milan, Miami, and New York. Enea is best known for his Tree Museum outside Zurich, a 75,000-square-meter open-air collection of 50 trees -- some more than 100 years old -- saved from felling and replanted into an oval-shaped landscape. At Palazzo Della Luna the firm laid out a Central Park-style green that physically connects the building to Palazzo del Sol, anchored by a regulation-size croquet lawn, a bocce court, and what the project calls a "serenity yoga lawn."

Residences at Palazzo Della Luna

The building is intentionally low-density. 50 residences across 10 stories works out to roughly five homes per floor at the typical levels, with the ground-floor lanai homes and rooftop penthouses pulled to lower counts.

The published specs:

• 50 residences across 10 stories
• 3BR to 7BR floor plans
• Interior sizes from ~3,724 to ~10,194 square feet
• Terrace sizes from ~752 to ~9,315 square feet
• 10-foot ceilings in typical residences
• 13-foot ceilings in ground-floor lanai homes, with private pools
• 15-foot ceilings in penthouses, with Enea-designed rooftop terraces, private pools, summer kitchens with Viking grills, sundecks, and outdoor showers
• Private elevator entry
• Floor-to-ceiling impact-resistant glass
• Italian marble flooring
• Custom European cabinetry
• Wolf and Sub-Zero kitchen appliances
• Flow-through layouts with both bay and ocean exposures

The four ground-floor lanai residences are unusual at this scale -- three of them include their own walled pools and terraces designed by Enea. The penthouses sit at the top of the per-square-foot market for the entire island, with marketed pricing pushing into the $80M range during 2025-2026.

Amenities

The amenity stack is custom-built for the building's 50-unit count. Two pools, a wellness floor, and a butler-served lounge program sit alongside full Fisher Island Club access.

Building-level amenities:

• 34-meter "Sunset Pool" -- infinity-edge, two lap lanes, underwater banquette seating
• 21-meter "Sunrise Pool" -- infinity-edge with underwater banquette seating
• Pool bar with attendant service for towels and refreshments
• His and hers Spa Cabana with sauna, steam, and shower
• Waterfront butler-served aperitivo bar and lounge
• Private movie theater
• Hair and make-up salon
• Massage and treatment rooms
• Fitness center with movement studios and Pilates equipment
• Kidville children's playroom
• Business center
• 24-hour multilingual concierge with valet parking

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 (2 grass, 5 European red clay, 3 hard, 7 Har-Tru), 5 pickleball courts, and 2 padel courts
• Spa Internazionale -- 24,000 square feet in Vanderbilt's old seaplane hangar
• Two deep-water marinas with more than 100 slips, accepting yachts to 250 feet
• Multiple Fisher Island restaurants, including Porto Cervo, Garwood Lounge, and the Beach Club restaurant
• 24-hour ferry, security, and concierge

The Fisher Island Club is structured as equity membership -- ownership at Palazzo Della Luna brings equity ownership in the club, with a one-time initiation fee plus annual dues. Recent owner reports cite an equity initiation in the $350,000 range with annual dues in the low $20,000s plus a capital reserve contribution.

How Palazzo Della Luna Compares to Other Fisher Island Buildings

Fisher Island's condo inventory ranges from 1980s mid-rise Mediterranean Revival to brand-new ultra-luxury. Palazzo Della Luna sits at the top of the per-square-foot table alongside Palazzo del Sol and the newer Six Fisher Island.

Where Palazzo Della Luna sits:

• Newer and more architecturally cohesive than the 1980s-90s buildings. The 2019 delivery means modern impact glass, mechanical systems, and code compliance.
• Lowest density of any building on the island. 50 units across 10 floors on an 8-acre site is roughly half the density of most of the older mid-rises.
• Direct physical connection to Palazzo del Sol. The Enea-designed Central Park gardens link the two buildings -- residents share the croquet lawn and outdoor program.
• Top of the price stack. Palazzo Della Luna and Palazzo del Sol have produced most of Fisher Island's eight-figure penthouse sales.

The newest competition is The Residences at Six Fisher Island, the 50-unit boutique tower delivered in 2026 with Tara Bernerd interiors and pricing reported in the $15.5M-to-$40M+ band.

The Fisher Island Lifestyle

Living on Fisher Island is functionally different from anywhere else in Miami-Dade. There is no bridge. Every car, every grocery delivery, every contractor, and every visitor arrives on the 24-hour residents' ferry from Terminal Island. The island has its own ZIP code (33109), its own private school -- Fisher Island Day School -- its own post office, market, hair salon, and dental and medical office.

Day-to-day, the island runs on electric golf carts. The Fisher Island Club's restaurant network includes Porto Cervo (Italian), the Garwood Lounge (cocktails), the Beach Club restaurant, and the Vanderbilt Mansion clubhouse dining. The Spa Internazionale fills out the wellness side with a Mediterranean-inspired wet area including lap pool, cold plunge, jacuzzis, and steam rooms, plus a full treatment menu.

For boating, the Vanderbilt Marina -- recently renovated in a $6.6M overhaul -- handles vessels up to 250 feet, with a 12-foot interior depth and concrete floating docks. The Main Marina holds smaller craft. Both put owners in the Gulf Stream within minutes via Government Cut.

The mainland is closer than the lifestyle suggests. The Mandarin Oriental Brickell Key, Brickell City Centre, and downtown Miami sit roughly 15 minutes from the ferry landing. Miami International Airport is a 20-25 minute drive once you're off the ferry.

FAQ

When was Palazzo Della Luna completed?

Palazzo Della Luna was completed in 2019. Construction topped out in mid-2018, with sales launching that year and closings beginning in 2019.

Who developed Palazzo Della Luna?

PDS Development LLC, the residential arm of Fisher Island Holdings, led by Heinrich von Hanau. The same group developed neighboring Palazzo del Sol (2016) and is now selling The Links Estates single-family homes on the island.

Who designed Palazzo Della Luna?

Architecture and interior design are by Kobi Karp Architecture and Interior Design. Lobby and amenity-floor interiors are by Champalimaud Design of New York. Landscape is by Enzo Enea / Enea Garden Design of Switzerland.

How many residences are at Palazzo Della Luna?

50 residences across 10 stories on an 8-acre waterfront parcel at 6800 Fisher Island Drive.

What are Palazzo Della Luna residence sizes?

Interior square footages range from roughly 3,724 to 10,194 square feet in three- to seven-bedroom layouts. Terraces range from 752 to 9,315 square feet. Penthouses include 15-foot ceilings and private rooftop pools with summer kitchens; ground-floor lanai residences include 13-foot ceilings and private walled pools.

What pools does Palazzo Della Luna have?

The building has two infinity-edge pools -- a 34-meter Sunset Pool with two lap lanes and underwater banquette seating, and a 21-meter Sunrise Pool, also with underwater seating. A pool bar serves the deck with attendant service.

Does Palazzo Della Luna include Fisher Island Club membership?

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

How do you reach Palazzo Della Luna?

By 24-hour Fisher Island ferry from Terminal Island off the MacArthur Causeway, by private yacht into the Fisher Island Club Marina, or by helicopter. The ferry accommodates cars, trucks under 24 feet, and golf carts, with pre-arranged security clearance required.

Bottom Line

Palazzo Della Luna is the newer of the two Karp-PDS towers at the southern point of Fisher Island, with 50 residences on an 8-acre site, Champalimaud amenity interiors, and Enzo Enea-designed gardens connecting it directly to Palazzo del Sol. It has produced most of the island's eight-figure penthouse activity since delivery, and it shares the Fisher Island Club access -- private beach, P.B. Dye golf, 17-court tennis center, Spa Internazionale, and a deep-water marina to 250 feet -- with the rest of the island.

Want a Data-Driven Read on Palazzo Della Luna?

If you are evaluating a Palazzo Della Luna resale or new sponsor unit -- floor selection, exposure, lanai versus penthouse, equity-membership math against Palazzo del Sol, Six Fisher Island, or the older Oceanside and Bayview inventory -- reach out to Kyle Benjamin, REHub Miami.

View the Palazzo Della Luna 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.