Rosewood Residences Miami Beach at The Raleigh: Pre-Construction Condo Guide (2026)

Rosewood Residences Miami Beach at The Raleigh: Pre-Construction Condo Guide (2026)

Rosewood Residences Miami Beach is the condominium part of the planned redevelopment of the Raleigh, Richmond and South Seas hotels. The three hotels form a three-acre oceanfront assemblage at 1775, 1757 and 1751 Collins Avenue, at 18th Street in South Beach. The project is also called The Raleigh Rosewood Residences or Rosewood Residences at The Raleigh. It pairs a Rosewood-branded condo tower with Rosewood The Raleigh Miami Beach, a hotel in the restored Art Deco buildings. Since October 2025 the site has belonged to Nahla Capital, a New York firm led by managing principal Genghis Hadi. Nahla now proposes 52 condominiums and is redesigning the project.

This guide does not read like a launch brochure because the project is between plans. The tower SHVO planned and marketed before the October 2025 sale has been superseded. Nahla's version is still going through Miami Beach approvals, and sales have not relaunched. Below we separate what the current plan says, what was true only under SHVO, and which milestones come next. For the wider area, see our South Beach neighborhood guide.

Rosewood Residences Miami Beach at a glance

The addresses, owner of record and sale price match the Miami-Dade Property Appraiser's records. The plan figures come from reporting on Nahla's 2026 hearings in The Real Deal, Commercial Observer and the Miami Herald. Each number on this list depends on approvals that are still pending, so treat them as a proposal.

The current plan: 52 condominiums and a smaller hotel

Nahla's proposal calls for 52 condo residences. SHVO's plan had 44, as reported by The Real Deal. The extra units depend on a change to the site's floor area ratio (FAR): Nahla is asking the city to raise it from 2.0 to 2.5. Commercial Observer reported in May 2026 that the expansion adds about 66,264 square feet in two more residential floors and brings the project to about 331,419 square feet in total. The Real Deal puts the total at just over 332,000 square feet.

Reports give different hotel room counts for the new plan. The Real Deal says fewer than 80 rooms, the Miami Herald about 80, and Commercial Observer 60. The SHVO plan had a 60-suite Rosewood hotel. Expect a final count only after the approvals settle.

Nahla has not released a unit mix, bedroom counts, size ranges or floor plans for the 52-residence plan. Rosewood's own residences page still presents Rosewood Residences Miami Beach as a 17-story residential tower beside Rosewood The Raleigh Miami Beach, with an invitation-only beach club. The building page will add floor plans when the developer publishes them.

The SHVO-era program (historical, superseded)

You will still find coverage of the earlier plan online, and the figures in it do not describe what Nahla is proposing. They are included here so you can recognize them:

If a listing site or older article quotes any of these penthouse counts, sizes or prices as current, check the date of the source.

Architecture, the historic hotels and the redesign

The Raleigh was designed by L. Murray Dixon in 1940. The hotel has been closed since 2017. The Real Deal reported in July 2026 that the Raleigh, Richmond and South Seas buildings have been gutted, and that parts of their Art Deco facades will be kept in the redevelopment. No vertical construction has been reported.

The design is in transition. Kobi Karp Architecture & Interior Design remains on Nahla's team. Peter Marino designed the SHVO scheme. In January 2026 Nahla sued the seller over the terms for using the Marino designs, and Compass's Philip Freedman has said Nahla is redesigning the project. No new design architect, interior designer or landscape architect has been announced. This is why the guide carries no renderings: the published SHVO-era images may not show the building Nahla will build. When the redesign is released, we will add the current renderings to the Rosewood Residences Miami Beach page.

The height question: 175 feet or 200 feet

Height is the most contested part of the plan:

• Approved: Miami Beach's Historic Preservation Board approved 175 feet on September 8, 2020, under SHVO.
• Requested: Nahla wants 200 feet, about 17 stories. The Historic Preservation Board will decide.
• Floor counts conflict: The Real Deal has described a 17-story approved tower gaining two floors, while Commercial Observer and BRG International describe the tower reaching 17 stories after the two-floor addition. Wait for the approved drawings before relying on a floor count.
• Objections: The Miami Herald reported that the neighboring Shelborne by Proper, at 171 feet, objects to 200 feet because the taller tower would shade its pool in winter. The Miami Design Preservation League also objected.

The difference matters to buyers in practical terms. The height ruling bears on whether the two added residential floors, and so the 52-unit plan, can be built as proposed. The 2031 completion commitment also assumes historic board approval by early 2027.

Amenities and the Rosewood brand

Under Nahla, only three amenity elements are confirmed: a beach club, dining and amenity spaces. Rosewood describes the beach club as invitation-only. Whether Langosteria will still run the beach club and whether the Asaya spa is still planned have not been confirmed. Any brochure listing the four pools, the 4,000-square-foot spa or the Langosteria club is describing the SHVO program.

If you are weighing a hotel-branded condo against an independent luxury tower, our guides to branded residences in Miami and branded residences vs. luxury condos explain what the brand typically covers and what to ask about. Rosewood also has a separate South Florida project. Our Rosewood Residences Hillsboro Beach guide covers it, so don't confuse the two.

Location: Collins Avenue at 18th Street

The site faces the ocean on Collins Avenue at 18th Street in Miami Beach's 33139 ZIP code. The 1775 Collins lot alone covers 60,541 square feet according to the property appraiser. Its neighbors on this stretch of Collins include:

• Shelborne by Proper at 1801 Collins Avenue, the 171-foot neighbor whose owner objects to the height increase.
• Shore Club Private Collection just north of the Shelborne at 1901 Collins Avenue.
• Ritz-Carlton Residences South Beach one block south at 1671 Collins Avenue.

One more point for anyone searching listings: Tower 1800 at 1800 Collins Avenue is an existing building from 1975. It is not part of this project, and its resale listings are not Rosewood residences. Start with our South Beach neighborhood guide for the area, our list of top luxury South Beach condos for existing buildings, and our South Beach vs. Mid-Beach comparison if you are also looking farther north.

Ownership, approvals and status timeline

Two notes on the money involved. The Miami Herald cites $275 million for the sale, which was the July 2025 bid figure. The recorded price is $270 million. Hadi has put the total investment at about $1 billion, and the developer agreed to $1.2 million in infrastructure improvements.

The 2031 date was a condition Nahla offered at the October hearing, not a construction schedule. It replaces SHVO's 2026 and 2027 targets. The groundbreaking date and general contractor have not been announced.

How it compares with nearby South Beach projects

The Shore Club figures come from Florida YIMBY's November 2025 report. The Ritz-Carlton figures come from marketing and listing materials. The comparison shows where each project stands. Shore Club, designed by Robert A.M. Stern Architects, had poured its tower foundation and was mostly sold by late 2025. The Ritz-Carlton Residences shares an architect with the Raleigh, since Kobi Karp designed it with Studio Munge interiors. The Raleigh is still at the approval stage. Read our Shore Club Private Collection guide and Ritz-Carlton Residences South Beach guide for the details, and the monthly Miami pre-construction condo roundup for the wider pipeline.

How to prepare for the sales relaunch

1. Join the waitlist on the Rosewood Residences Miami Beach page to hear when Compass opens sales and Nahla releases pricing, floor plans and renderings.
2. Disregard SHVO-era numbers. The $10 million starting price, the 2,176 to 7,810 square-foot range and the 2027 completion date belong to a superseded plan. Wait for Nahla's own documents.
3. Watch the two pending decisions. The November 2026 second reading on the FAR amendments and the Historic Preservation Board's height ruling will determine how many residences there are and how tall the tower is.
4. Check the date on everything you read. Most detailed coverage of this project describes the SHVO plan. Anything from before October 2025 describes a design that Nahla is replacing.
5. If you signed a SHVO-era contract, review it with a Florida real estate attorney. How those presale contracts were handled after the sale has not been reported.
6. Compare on the same terms when sales open. Ask for the price per square foot, deposit schedule, projected assessment, rental policy and the completion commitment in writing. Then set these against projects already selling in the pre-construction pipeline. Our guide on why buy pre-construction in Miami covers the contract questions that matter most.

Frequently Asked Questions

Where is Rosewood Residences Miami Beach?

It is planned for the oceanfront site of the Raleigh, Richmond and South Seas hotels at 1775, 1757 and 1751 Collins Avenue, Miami Beach, FL 33139, at Collins Avenue and 18th Street in South Beach.

Who is developing The Raleigh Rosewood Residences now?

Nahla Capital, a New York firm led by managing principal Genghis Hadi. It bought the site from SHVO in October 2025 for $270 million, with $250 million of acquisition and development financing from JVP Management.

How many condos will there be?

Nahla proposes 52 condominiums, up from 44 under SHVO. The count depends on the floor area amendments the City Commission passed on first reading on October 14, 2026, with second reading scheduled for November 2026.

How tall will the tower be?

A 175-foot tower was approved in 2020. Nahla is asking for 200 feet, about 17 stories, and the Historic Preservation Board will decide. The neighboring Shelborne by Proper and the Miami Design Preservation League have objected to the taller height.

When will Rosewood Residences Miami Beach be completed?

At the October 2026 hearing the developer agreed to obtain a temporary certificate of occupancy by the end of 2031, assuming historic board approval by early 2027. That is a condition of approval, not a published construction schedule. No vertical construction had been reported as of October 2026.

Are sales open?

Not yet. Nahla hired Compass in February 2026 to lead sales and marketing, and Philip Freedman joined for the project in March 2026. No relaunch had been reported as of October 23, 2026.

What did residences cost under the previous plan?

Under SHVO, three-bedroom residences started at $10 million and the top penthouse was priced above $150 million, according to Bloomberg's 2023 report. Nahla has not published pricing or a deposit schedule for its plan.

Is Peter Marino still the architect?

Marino designed the SHVO scheme. In January 2026 Nahla sued the seller over the terms for using those designs, and the project is being redesigned. Kobi Karp Architecture & Interior Design remains on the team, and no new design architect has been announced.

Explore Rosewood Residences Miami Beach

Visit the Rosewood Residences Miami Beach building page to join the waitlist and follow the project as Nahla releases its redesign. Contact REHUB Miami to compare the Raleigh with other South Beach and Miami pre-construction condos before sales relaunch.