Ritz-Carlton Residences, South Beach: Inside Miami Beach's $125M Boutique Oceanfront (Pre-Construction Guide 2026)

The most expensive condominium in Miami Beach right now is not in a 60-story supertall.

It is on the upper floors of a quiet boutique tower at 1671 Collins Avenue, behind the historic Sagamore Hotel — a duplex penthouse with its own private rooftop pool, asking $125 million.

That penthouse is one of just 30 residences in The Ritz-Carlton Residences, South Beach — Sobe Sky Development's once-in-a-generation oceanfront tower. With pricing starting at $4.25M and ascending to a Miami Beach record of $125M for the duplexes, this is the rarest pre-construction product on the South Beach market: a genuinely small, genuinely oceanfront, genuinely Ritz-Carlton-serviced residence.

This is not a building for everyone — and intentionally so. With only 30 owners, the entire population of the residential tower could fit in a single private dining room. That scarcity is the entire point.

View the Ritz-Carlton Residences, South Beach building page

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Project Snapshot

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The Story: 30 Residences. One Address. A Century of Beach.

The Ritz-Carlton Residences, South Beach occupies one of the most architecturally significant pieces of mid-South Beach beachfront left to develop.

The site sits directly behind the historic Sagamore Hotel — one of the iconic Art Deco-era hotels on Collins Avenue. Rather than demolish the Sagamore, the development team is integrating the new tower with the existing hospitality footprint, a preservation strategy that delivers two outcomes you cannot get elsewhere on Collins Avenue:

1. The new tower preserves the historic streetscape that gives South Beach its identity.
2. Residents enjoy direct access to The Sagamore alongside Ritz-Carlton hospitality services.

This is the only Ritz-Carlton-branded oceanfront residence of its scale on the South Beach oceanfront.

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Architecture: Beach Houses in the Sky

Kobi Karp — the Miami architect responsible for some of South Florida's most iconic adaptive-reuse work — designed the tower as a series of stacked private residences. The marketing team calls them "beach houses in the sky" and the description is accurate: each unit is sized and configured more like a single-family beach home than a typical Miami condominium.

Floor plates are deliberately wider and shallower than the slim-tower formula that dominates Brickell. The result:

• Most residences span an entire floor or half-floor — no shared walls with another unit on that side
• Direct ocean views from primary bedrooms, not just living rooms
• Genuine indoor-outdoor flow with deep terraces (some over 1,000 square feet) facing the Atlantic
• High ceilings — 10 to 11 feet on standard residences, double-height in penthouses

Studio Munge — the Toronto-based firm behind the W New York Times Square, Bisha, and dozens of high-end hospitality interiors — is leading interior architecture. Their signature is layered, residential-feeling luxury that reads as collected over time, not specified from a developer template.

Naturalficial — the landscape design firm — has been brought in to treat the building's outdoor decks, gardens, and rooftop spaces as a series of designed "outdoor rooms." Expect canopy palms, native flowering plants, and shaded private nooks rather than the usual artificial lawn-and-tile pool deck approach.

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Location: The Quietest Stretch of South Beach

1671 Collins Avenue sits in the upper South Beach corridor — north of the Lincoln Road retail core but south of Mid-Beach. This positioning is intentional and operationally important:

This stretch of Collins is historically protected — it is part of the Miami Beach Architectural District, meaning the streetscape will not change dramatically in your lifetime. Your view east will always be the Atlantic Ocean. Your view west will continue to be 1940s and 1950s Art Deco and Miami Modernist (MiMo) hotels.

If you have spent time in South Beach, you already know which blocks feel right and which feel like spring break. 1671 Collins is on the right side of that line.

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The Residences

The 30 residences are spread across 19 stories. The lower floors house amenity, lobby, and hospitality programming (integrated with the Sagamore campus), the residential program occupies the middle and upper floors, and the building tops out with the two duplex penthouses.

Floor Plan Mix

• One Bedrooms: ~1,200–1,500 sq ft (limited inventory)
• Two Bedrooms: ~1,800–2,500 sq ft
• Three Bedrooms: ~2,800–3,800 sq ft
• Four Bedrooms: ~4,500+ sq ft, mostly half-floors
• Five Bedrooms: ~6,000+ sq ft, full-floor estates
• Penthouses (2): ~10,000+ sq ft duplexes with private rooftop pool, spa, and outdoor kitchen

Most floors above level 8 are configured as two residences per floor or single full-floor estates. The configuration produces something that almost no Miami pre-con can match: residences that genuinely feel like homes, with multi-axis natural light, distinct living/dining/family-room zones, and primary bedroom suites comparable in scale to high-end single-family houses.

Each residence is delivered with:

• 10–11 ft ceilings (double-height in penthouses)
• Floor-to-ceiling impact-resistant glass on every exterior wall
• Wide-plank European hardwood flooring throughout living spaces
• Italian-designed kitchens with Sub-Zero, Wolf, and Miele appliances
• Honed marble or quartzite countertops with waterfall edges
• Bathrooms with Dornbracht or equivalent fittings, freestanding tubs, and marble-clad walk-in showers
• Custom millwork closets in primary suites
• Smart-home automation throughout (lighting, climate, shades, audio)
• Pre-wired for art lighting and motorized window treatments
• Dedicated service entry on most floors

The Two Duplex Penthouses

The two duplex penthouses are the centerpiece of the building and the explanation for the $125M asking price. Each one features:

• Private rooftop deck spanning the full width of the residence
• Private rooftop pool and spa (residents-only — not shared with the building pool)
• Outdoor kitchen and dining pavilion
• 360° views — Atlantic Ocean to the east, the Miami skyline to the west
• Internal staircase or private elevator between the two floors
• 5+ bedrooms plus dedicated home offices, staff quarters, and library spaces

These penthouses are not priced for the typical Miami buyer — they are for the global UHNW collector buying alongside Aspen, Manhattan, London, and Saint-Tropez homes.

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Amenities: 50,000 Square Feet for 30 Owners

Most luxury condos publish amenity square footage. Almost none publish the amenity-square-feet-per-resident ratio. Run the math here:

50,000+ sq ft ÷ 30 residences = ~1,667 sq ft of amenity space per residence.

For comparison, most Brickell branded residences offer 30–80 sq ft per residence. Ritz-Carlton South Beach offers a number that is more than an order of magnitude higher.

Residence-Only Amenities

• Private double-height residents' lobby with views directly to the Atlantic and Collins Avenue
• Oceanfront pool deck — private lap pool, semi-private cabanas, lounge seating
• Residents-only beach club with direct beach access, attended chaise service, umbrellas, towels
• Indoor-outdoor residents' lounge and club room for social events and private dinners
• Private screening room / cinema with reclining seats and high-end audio for movies, sports, and family screenings
• Technogym-equipped fitness center with private training rooms
• Dedicated wellness spa — treatment rooms, sauna, steam room, relaxation lounges
• Outdoor spa terraces and landscaped contemplation gardens
• Children's playroom and family-friendly programming
• Private dining room with catering kitchen for chef-driven dinners and celebrations
• Executive boardroom and conference room with full A/V for residents' professional use
• Wine tasting and storage lounge

Hotel Services (À La Carte, From the Existing Ritz-Carlton South Beach)

• 24-hour porte-cochère with valet parking
• 24-hour doorman and concierge
• 24-hour security
• In-residence dining, housekeeping, and maintenance through the Ritz-Carlton hospitality team
• Pet services through concierge
• Spa, restaurant, and event-space access at the Ritz-Carlton South Beach Hotel directly below

What This Means In Practice

Branded residences sell on the promise of "hotel-level service." Most buildings deliver an outsourced concierge desk and call that hotel service.

At Ritz-Carlton South Beach, the hotel campus is integrated with the residences. Housekeeping, room service, spa appointments, and maintenance staff are not third parties — they are the same people running the operating Ritz-Carlton hotel team. Service consistency is governed by the Marriott / Ritz-Carlton operational handbook, not by an LLC formed for the building.

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Culinary Program: José Andrés Leads the Hospitality

One of the most distinctive aspects of the Ritz-Carlton Residences, South Beach is its culinary anchor.

Michelin-starred chef José Andrés — the chef behind José Andrés Group's globally celebrated portfolio (and the World Central Kitchen disaster-relief organization) — leads the culinary and hospitality experience at the development. His Mediterranean-Eastern restaurant Zaytinya anchors the on-site dining program.

For residents, this is operationally significant in three ways:

1. A genuine dining destination, not a hotel restaurant. Zaytinya is a restaurant locals and visitors will travel to. Living above one means it is your default dinner reservation.
2. Residence-level catering and chef services. The José Andrés Group's culinary team provides in-residence dining, private chef events, and curated menu planning for residents at preferred terms.
3. Brand cachet that compounds. Michelin-credentialed chefs anchoring residential buildings is a relatively new pattern in Miami. Buyers comparing Ritz-Carlton South Beach to other branded residences will not find this depth of culinary partnership in most peer projects.

Beach club service, spa wellness offerings, curated events, and the Zaytinya dining experience are all included as exclusive resident privileges.

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The Developer Team

Sobe Sky Development, LLC is the lead developer. The Ritz-Carlton brand is operating, not licensing — meaning Marriott International's Ritz-Carlton division is the operator of record for the residential service program, not a hired branding firm.

• Architecture: Kobi Karp Architecture & Interior Design
• Interiors: Studio Munge (Toronto)
• Landscape: Naturalficial
• Brand Operator: The Ritz-Carlton, Marriott International

Kobi Karp's portfolio in South Florida is vast and respected — the firm has handled adaptive-reuse, oceanfront, and historic-preservation projects up and down Collins Avenue for over two decades. Studio Munge brings the residential warmth that Toronto and Manhattan high-end clients have associated with the firm since the early 2010s.

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Pricing & Deposit Structure

Pricing Range

Pricing is dynamic and shifts with developer release schedule. Confirm current pricing and any incentive programs through the sales gallery.

Deposit Structure

The published deposit structure for Ritz-Carlton Residences, South Beach is:

This is a slightly more aggressive front-loaded schedule than typical Miami pre-con (most projects use 10/10/10/70). The implication: developer demand for deposit capital signals confidence in the absorption pace, and buyers are paying with their deposits for the right to lock current pricing on a building that is genuinely scarce.

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Construction Status & Timeline

The integration of the new tower with the existing Sagamore and Ritz-Carlton hotels is a technically intricate structural project. Construction sequencing is more complex than ground-up new construction because hotel operations cannot be fully shut down during the build.

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Who This Building Is For

The buyer profile here is narrower than at any other Miami pre-con:

1. The Trophy Beachhouse Buyer

You are buying a primary or secondary home that is a destination in itself, not a node in a global pied-à-terre portfolio. You want oceanfront, a private rooftop pool option, and 5,000+ square feet without having to fly to East Hampton or Malibu.

2. The UHNW Brand-Loyalist

You travel constantly and stay at Ritz-Carlton properties from Naples to Tokyo. The brand consistency is the value proposition. Owning at the boutique South Beach Ritz is the natural top of your owned-real-estate stack.

3. The Pied-à-Terre Buyer for the Smallest Possible Building

You want oceanfront South Beach with the lowest possible neighbor count. A 30-unit building means the lobby is empty, the elevator is yours, and the pool deck on a Saturday afternoon has more staff than guests. Most Miami condos cannot deliver this.

If you are primarily looking for high cash-on-cash rental yield, this building is not your fit — branded residences at this scale carry exceptional HOAs, and Miami Beach short-term rental restrictions limit your nightly-rental upside. This is a hold-asset, not an income-asset.

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Cost of Ownership

For Ritz-Carlton-level service at boutique scale, cost of ownership runs at the high end of the Miami branded-residence market:

• HOA fees: Estimated $2.50–$3.50 per square foot per month — a 3,000 sq ft three-bedroom should expect ~$7,500–$10,500/month in association dues.
• Property taxes: Miami Beach ad valorem rates run ~1.4–1.8% of assessed value annually.
• Insurance: Hurricane-zone HO-6 condo insurance for an oceanfront building runs higher than inland — budget $5,000–$15,000/year depending on unit size and floor.
• Optional hotel-service add-ons: À la carte spa, dining, room service, private chef. These are billed monthly to the residence.

Combined, expect all-in carrying costs of ~3.5–4.5% of purchase price annually — meaningfully higher than Brickell branded residences and reflective of the boutique-building staffing ratio.

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How It Compares: The South Beach Pre-Con Field

This is the only Ritz-Carlton-branded oceanfront residence currently in pre-construction in South Beach. The most directly comparable inventory:

• Shore Club Private Collection — 49 residences, Auberge / RAMSA, similar boutique oceanfront positioning further north on Collins.
• Casa Cipriani Miami Beach — Cipriani-branded ultra-low-density condominium positioned on Mid-Beach.
• The Perigon Miami Beach — OMA / Rem Koolhaas, 73 units on a 2-acre Mid-Beach site.
• Six Fisher Island — Final Fisher Island parcel, ultimate exclusivity but island-only access.

Each has a different angle. Ritz-Carlton South Beach's edge is the brand operational depth (Marriott / Ritz-Carlton operating the building, not licensing a name), the historic preservation context (Sagamore + Ritz-Carlton hotel directly below), and the smallest unit count of any oceanfront branded residence on Collins.

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Frequently Asked Questions

Why is the duplex penthouse priced at $125M?

The duplex penthouses combine roughly 10,000 square feet of interior living space with a private rooftop deck of comparable size, including a private pool, spa, and outdoor kitchen. They are positioned at the top of one of South Beach's last available oceanfront development sites, branded by the Ritz-Carlton, and built above an operational hotel. Comparable trophy product on a per-square-foot basis ranges from $8,000 to $15,000+/sf depending on the unit.

How does the existing hotel below affect residential privacy?

Residents enter through a separate porte-cochère, separate lobby, and separate elevators from the hotel. The hotel below adds operational depth — staff on premise 24/7, room service available — without exposing residents to hotel-guest traffic. Hotel pool, restaurant, and spa access are à la carte, available to residents at preferred rates.

Are the 30 residences delivered furnished?

Fully finished but unfurnished. Cabinetry, appliances, flooring, lighting, and bathroom fixtures are included. The developer typically offers a Studio Munge–curated furniture package as an upgrade.

Can I rent my unit?

Yes — long-term rentals (typically 6 months minimum, per condo docs and Miami Beach ordinance). Short-term and nightly rentals are not permitted from residential units; use the hotel for those if you have visiting guests.

What is included in HOA?

Standard branded-residence HOA: 24-hour security, valet, doorman, building maintenance, common-area utilities and insurance, amenity programming, basic concierge. Hotel services (housekeeping, in-residence dining, spa, etc.) are à la carte.

Are pets allowed?

Yes, pet-friendly. Pet services are available through the concierge, including dog walking and pet sitting from the hotel staff team.

Is the Ritz-Carlton South Beach Hotel still operating during construction?

Yes — the hotel below the residential tower remains operational during the construction phase. Construction sequencing is designed to maintain hotel operations.

What is the brokerage commission structure?

Standard South Florida pre-construction commission terms apply. Buyer's agents are paid by the developer on closing. Confirm specifics directly with the sales gallery.

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Comparing to the Waldorf Astoria Miami

If you are considering both Waldorf Astoria Residences Miami and the Ritz-Carlton Residences, South Beach, you are comparing two genuinely different products:

These are not substitute products. They are complementary — different buyer profiles, different lifestyle commitments. Some UHNW buyers will end up owning both.

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How to Buy at Ritz-Carlton Residences, South Beach

Pre-construction at this price tier requires a careful, multi-step process:

1. Review live inventory. Available units shift weekly as the developer releases tier-by-tier and as cancellations / re-trades happen.
2. Compare residence-specific pricing. Same square footage on different floors / orientations can vary 20%+. The data does not show up in a public listings search.
3. Understand the deposit-at-risk math. With a 50% pre-closing deposit schedule, you are deploying meaningful capital years before keys.
4. Map total ownership cost. HOA + tax + insurance + opportunity cost + hotel à la carte spend.
5. Walk the site, the hotel, and adjacent buildings. No published material substitutes for actually standing on the deck of an existing Ritz-Carlton South Beach residence.

Visit the Ritz-Carlton Residences, South Beach building page for current inventory, floor plans, and to schedule a private appointment with our team.

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This guide is for educational purposes. Pricing, availability, deposit structures, and project specifications are subject to change without notice. Consult your real estate attorney and tax advisor before contracting on any pre-construction unit. Specifications described here are based on the developer's most recently published materials.