Sixth&Rio Fort Lauderdale: OceanLand's 94-Residence New River Condo, Buyer's Guide (2026)

Sixth&Rio Fort Lauderdale: OceanLand's 94-Residence New River Condo, Buyer's Guide (2026)

Sixth&Rio, also written Sixth & Rio or Sixth and Rio, is an eight-story condominium with 94 residences at 501 SE 6th Avenue, Fort Lauderdale, FL 33301. It sits on the south bank of the New River in Rio Vista, between the river and Smoker Family Park, just across the water from downtown. OceanLand Investments, founded by Jean Francois Roy, is the developer, through the entity 501 Aviva Owner, LLC. FSMY Architects + Planners designed the building, IDDI designed the common areas and Stiles Construction is the general contractor.

OceanLand broke ground in May 2023. In June 2026, the developer said it was on track for delivery in November 2026, with a limited number of residences left. OceanLand publishes prices of $900,000 to $3.5 million and allows rentals with a three-month minimum lease. This guide covers the residences, design, amenities and timeline, and how Sixth&Rio compares with other riverfront and downtown buildings. For the wider area, see our Fort Lauderdale neighborhood guide.

Sixth&Rio at a glance

Most of these figures come from OceanLand's June 2026 announcement. Florida YIMBY's reports from 2023 through 2025 fill in the design, finishes and construction progress.

Residence mix and sizes

Sixth&Rio has 94 residences. The developer describes one- to four-bedroom layouts, including townhome residences, and Florida YIMBY's October 2025 report describes one- to three-bedroom homes plus four penthouses. The two descriptions may simply count the penthouses differently, so ask the sales team which layouts include a fourth bedroom.

The developer lists sizes of about 930 to 2,300 square feet. Earlier reports used slightly different ranges. At the May 2023 groundbreaking, Florida YIMBY reported condos of 932 to 2,296 square feet and townhouses of 1,694 to 1,759 square feet. A November 2024 report gave 819 to 2,449 square feet. The 2023 groundbreaking report also counted 100 residences, against 94 today. Floor plans shift during construction, so use the current plan for the unit you are considering.

Kitchens have Sub-Zero and Wolf appliances with induction ranges and Franke fixtures, and finishes are by Italkraft. Primary baths have Brizo fixtures and secondary baths Delta. Residences have floor-to-ceiling glass and curved balconies.

The developer has not published how many townhomes there are or sizes for each bedroom count. Ask for the floor plan of each remaining residence, since the remaining lines are what matter at this stage.

Architecture and project renderings

FSMY gave Sixth&Rio an undulating facade inspired by the bend of the New River, with touches of French Art Nouveau and Art Deco. Curved balconies follow that form. At eight stories it is a low-rise building rather than a tower, so many homes sit close to the river and the gardens.

Project renderings courtesy of OceanLand Investments.

The gallery shows the building from across the New River, the curved corner balconies, the arrival drive on SE 6th Avenue, the ground-level residences that open onto gardens and the rooftop pool. With a building this close to delivery, compare the renderings with the real building on a site visit. Pay attention to what each side faces: the river, the park or the street.

Amenities

Sixth&Rio's shared spaces are on the roof and at the river level:

• Rooftop sky terrace: an infinity-edge pool, private cabanas and outdoor dining with views of the New River and the downtown skyline.
• Riverfront clubroom: a wine bar and billiards.
• Fitness center.
• Work spaces: co-working suites and a private conference room.
• Owners' speakeasy lounge.
• Outdoor space: landscaped tropical lounges.
• Service: 24/7 concierge.

For a building of 94 homes, that is a focused list. The published program does not list a spa or a restaurant. It suits buyers who want a smaller building and are happy to use the restaurants across the river. Ask for the projected monthly assessment, since a small owner count shares the cost of the concierge and the rooftop.

Location: Rio Vista and the New River

Sixth&Rio is on the south bank of the New River in Rio Vista, between the river and Smoker Family Park. A Water Trolley dock is steps away. Downtown Fort Lauderdale and Las Olas sit on the opposite bank.

Nearby buildings help frame the choice. Las Olas River House is a 42-story riverfront tower on the New River. Andare Residences by Pininfarina is rising on Las Olas, and 100 Las Olas is a completed downtown tower. Read our Fort Lauderdale neighborhood guide for the wider area. Before you buy, walk from the building to the river and to Las Olas at the times you would normally go out.

Project status and timeline

• 2021: OceanLand, through 501 Aviva Owner LLC, buys the site for $11.3 million by buying out and terminating an older condo. An earlier proposal for the site was called Aviva on the River.
• February 2023: Sales launch. About 30 percent of the residences were presold by May 2023.
• May 2023: Groundbreaking is reported. Completion was then targeted for the first quarter of 2025.
• November 2024: $96 million in construction financing is reported: $60 million from Southern Realty Trust plus $36 million syndicated by Sunrise Realty Trust and Invictus Real Estate Partners. Completion is then expected in 2026.
• October 2025: The concrete structure is complete, glass is going in on the east side and the rooftop amenity deck is being formed.
• June 2026: OceanLand says delivery is on track for November 2026 and that limited residences remain.

The delivery date has moved from early 2025 to late 2026. As of November 5, 2026, we had not found a certificate of occupancy or first closings. Ask the sales team for the current schedule for occupancy and closings, and for the date by which your closing funds will be due.

Sixth&Rio vs. nearby Fort Lauderdale buildings

Sixth&Rio is the low-rise option of the group. Las Olas River House offers the same river with a long resale record and a much larger building. Andare is new construction too, but a high-rise with a later finish date. 100 Las Olas pairs condos with a hotel downtown. If height matters most, look at the towers. If you want fewer neighbors, river-level gardens or a townhome, Sixth&Rio is the closer fit. Our Andare Residences guide covers that project in detail.

How to buy at Sixth&Rio

1. Ask what is left. The developer said in June 2026 that limited residences remain. Request the current list with floor plans and prices, and register on the Sixth&Rio building page for updates.
2. Plan for a near-term closing. With delivery targeted for November 2026, a contract signed now may close soon after. Line up your mortgage or funds before you sign, and confirm the deposit schedule in writing.
3. Check the rental terms. Rentals are allowed with a three-month minimum lease. Read the condo documents for any other limits, such as how often you can lease in a year.
4. Ask for the budget. Request the projected assessment and insurance costs so you can compare carrying costs with resale buildings nearby.
5. Visit the site. The building is close to finished, so judge the view, light and noise from the actual floor and side you are considering.
6. Compare broadly. Weigh Sixth&Rio against other Fort Lauderdale pre-construction condos, and read our guide on why buy pre-construction in Miami for the risks to check at contract.

Frequently Asked Questions

Where is Sixth&Rio located?

At 501 SE 6th Avenue, Fort Lauderdale, FL 33301, on the south bank of the New River in Rio Vista, between the river and Smoker Family Park. A Water Trolley dock is steps away.

Who is the developer of Sixth&Rio?

OceanLand Investments, founded by Jean Francois Roy, through the developer entity 501 Aviva Owner, LLC. FSMY Architects + Planners designed the building, IDDI designed the common areas and Stiles Construction is the general contractor.

How much do residences at Sixth&Rio cost?

The developer lists prices from $900,000 to $3.5 million. Ask the sales team which residences remain and at what price.

How big are the residences?

The developer gives sizes of about 930 to 2,300 square feet across one- to four-bedroom layouts, including townhomes and four penthouses.

Can you rent out a unit at Sixth&Rio?

Yes. The developer says rentals are allowed with a minimum lease term of three months.

When will Sixth&Rio be completed?

In June 2026, OceanLand said delivery was on track for November 2026. The project broke ground in May 2023, and as of November 5, 2026 we had not found a certificate of occupancy. Confirm the occupancy and closing dates with the sales team.

What amenities does Sixth&Rio have?

A rooftop sky terrace with an infinity-edge pool, cabanas and outdoor dining, a riverfront clubroom with a wine bar and billiards, a fitness center, co-working suites, a private conference room, an owners' speakeasy lounge, tropical outdoor lounges and 24/7 concierge.

Explore Sixth&Rio

Visit the Sixth&Rio building page for the rendering gallery, project details and updates. Contact REHUB Miami to ask about remaining residences or to compare Sixth&Rio with other Fort Lauderdale pre-construction condos. For the wider market, see our Miami pre-construction condo guide.