South of Fifth Miami Beach Condos Compared: SoFi Trophy Guide (2026)

South of Fifth -- the ten-block wedge of Miami Beach south of 5th Street, bracketed by the Atlantic on the east, Government Cut on the south, and Biscayne Bay on the west -- is the most residential and most rent-restricted oceanfront pocket on the barrier island. Locals shorten it to SoFi. Because the district was rezoned and rebuilt from a low-density backwater into a trophy submarket in a single roughly-25-year push (1987 through 2021), the residential stock reads as a compressed history of Miami Beach's ultra-luxury era rather than the layered Deco-and-postwar mix that runs from 5th to 23rd Street.

The residential build-out organizes cleanly around two master-planned campuses and a scatter of boutique Ocean Drive and Meridian Avenue infill. Thomas Kramer's Portofino Group, in partnership with The Related Group, developed the four-tower Portofino/Murano campus along the western bayfront -- Portofino Tower (1997), Yacht Club at Portofino (1999), Murano at Portofino (2002), and Murano Grande (2003). Ian Bruce Eichner's Continuum Company developed the 12-acre oceanfront Continuum campus at the southern tip -- Continuum South Tower (2002) and Continuum North Tower (2008). Everything else in this guide is an infill project that arrived after those two campuses set the pricing floor. This is the head-to-head across all 18 SoFi trophy buildings.

The Two Master-Planned Campuses

The Portofino/Murano campus runs along the western Biscayne Bay edge of SoFi, wrapping the Miami Beach Marina with roughly 700 linear feet of bayfront on the Murano Grande parcel alone. Thomas Kramer assembled the parcels in the early 1990s and delivered the four towers in partnership with The Related Group of Florida. The campus is bay-facing rather than ocean-facing; residents cross the SoFi grid two to four blocks east to reach the sand. The four Portofino/Murano buildings share Sieger Suarez Architectural Partnership as the architect of record for three of the four and share elements of the master amenity program -- the La Piaggia Beach Club on Murano at Portofino and Yacht Club at Portofino appears across the marketing set for all four.

The Continuum campus is the opposite orientation: 12 acres of contiguous oceanfront at the southern tip of the barrier island, with the only 1,000 linear feet of private beach on Miami Beach that belongs to a single condominium ownership group. Bruce Eichner's Continuum Company delivered the South Tower first in 2002 and the North Tower in 2008, both designed by Fullerton-Diaz Architects. The two towers share the entire beach club, tennis program, spa, and 24-hour service layer -- a resort-scale amenity floor built as one program rather than two.

Every other SoFi trophy condo in this guide arrived after the campuses were in place, and most read as either a low-density boutique response to the two campuses (Louver House, Glass, Ocean House, Three Hundred Collins, Ocean Park South Beach) or as a smaller Related Group infill on the campuses' margins (Apogee, Marea, One Ocean).

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The Difference in One Line Each

• South Pointe Towers -- the neighborhood's first high-rise (1987), Government Cut views at the lowest entry per square foot in SoFi.
• Portofino Tower -- Thomas Kramer's 1997 flagship, the tallest curved-glass envelope on Miami Beach when it opened.
• Yacht Club at Portofino -- the only SoFi high-rise with a flexible short-term rental policy, high-velocity resale and lease market.
• Continuum South -- the 42-story tower that opened the 12-acre oceanfront campus, the volume tower of the Continuum pair.
• Murano at Portofino -- 189-unit bayfront tower on a 4.5-acre parcel, up to 14-foot terrace depth and flow-through plans.
• Murano Grande -- three connected towers on 700 linear feet of Biscayne Bay, 27-foot Rockwell Group-designed lobby.
• The Cosmopolitan -- the studio-and-1BR entry point into SoFi ownership, the highest-velocity resale market in the neighborhood.
• ICON South Beach -- Philippe Starck-designed lobby and amenity floor, the design-forward Related Group tower on the bay.
• Continuum North -- newer of the Continuum pair, six years of construction and reserve maturity behind South Tower.
• Apogee South Beach -- 67 residences across 22 floors, four homes per floor, private elevator to each foyer.
• Ocean House -- 2012 boutique behind the preserved 1946 Walburne Hotel Streamline Moderne facade on Ocean Drive.
• 321 Ocean -- Enrique Norten-designed two-building oceanfront with 21 residences and a raised courtyard.
• Glass -- Rene Gonzalez's 10 full-floor residences on Ocean Drive, one home per floor across 18 stories.
• Marea -- 30-residence Related pair of seven-story towers with Yabu Pushelberg interiors, boutique scale on the S Pointe line.
• One Ocean -- Enrique Norten's low-rise 50-unit build at the foot of South Pointe Park, direct Government Cut frontage.
• Louver House -- Rene Gonzalez's 12 three-bedroom flow-through residences behind an operable wood louver facade.
• Three Hundred Collins -- Thomas Juul-Hansen's 19-unit boutique with a 75-foot rooftop pool and butler service.
• Ocean Park South Beach -- 2021 Revuelta-designed 10- to 12-unit boutique on two adjacent Ocean Drive parcels.

Inside the Continuum Campus: The Bruce Eichner Twin Towers

The Continuum on South Beach is a 12-acre oceanfront campus that Ian Bruce Eichner's Continuum Company assembled at the southernmost tip of Miami Beach and built out across two phases. The buildings are the only condominiums on Miami Beach with 1,000 linear feet of private beach under a single condominium ownership structure. Both towers share the beach club, three lighted tennis courts, three-story fitness center, full destination spa, on-site restaurant, kids programming, and 24-hour concierge, valet, and gated security -- all designed and delivered as one campus program.

Continuum South Tower (100 South Pointe Drive, 2002) opened first as a 42-story oceanfront tower with roughly 318 residences ranging from one- to six-bedroom layouts in interior sizes from about 1,201 to 4,973 square feet. South Tower opened the SoFi district to a generation of high-rise oceanfront development that the neighborhood's prior commercial zoning had blocked.

Continuum North Tower (50 South Pointe Drive, 2008) followed six years later as a 37-story tower with approximately 203 residences plus two duplex penthouses, running from studio-scale suites at roughly 609 square feet to 6,702-square-foot penthouse homes. North Tower is smaller in unit count and slightly newer in reserves; South Tower is the larger, more established resale market. The head-to-head between the two towers is unpacked in the dedicated Continuum North vs South comparison.

Practical buyer view on the Continuum campus: same amenity program, same 12-acre setting, same beach. Continuum North is the newer building with the smaller floor plate and lower unit count. Continuum South is the volume tower with more inventory turning over on resale and a broader range of price points.

Inside the Portofino/Murano Campus: Thomas Kramer's SoFi Foothold

The Portofino/Murano campus is the western-bayfront counterpart to the Continuum's oceanfront program. Thomas Kramer's Portofino Group assembled the parcels in the early 1990s and delivered the four buildings across roughly six years in partnership with The Related Group.

Portofino Tower (300 South Pointe Drive, 1997) is the 44-story flagship of the campus, delivered as Miami Beach's first high-end high-rise on the southern tip of the island. The tower carries approximately 216 residences across three wings, with two residences per floor serviced by an individual bank of elevators. Interiors run one- to five-bedroom layouts from about 1,090 square feet up to 5,000-plus square feet in the upper-floor homes, with the tower's orange-pink walls and curved glass envelope forming what remains one of the most recognizable towers on the Miami Beach skyline.

Yacht Club at Portofino (90 Alton Road, 1999) rises 34 stories with roughly 361 residences in one- to three-bedroom layouts running from about 740 to 4,212 square feet. Yacht Club at Portofino is the only high-rise on the Portofino/Murano campus -- and one of the few in SoFi at all -- that permits a flexible 30-day-minimum rental policy, which drives the neighborhood's highest condominium resale and lease velocity through this address.

Murano at Portofino (1000 South Pointe Drive, 2002) is a 37-story bayfront tower with 189 residences on a 4.5-acre site with roughly 600 linear feet of Biscayne Bay frontage. Interiors run one- through four-bedroom flow-through layouts with 9-foot ceilings, marble flooring, European cabinetry, and private terraces extending up to 14 feet deep, with unit sizes from roughly 1,100 to over 4,500 square feet.

Murano Grande (400 Alton Road, 2003) is the largest of the four -- three connected towers rising 25, 31, and 37 floors on a four-acre site with 700 linear feet of Biscayne Bay frontage. Approximately 270 residences run two-, three-, and four-bedroom layouts from about 1,437 to 3,979 square feet. Sieger Suarez handled the architecture; Rockwell Group designed the 27-foot lobby with the water wall, walnut panels, and Murano-glass tile mosaics that give the building its interior signature.

The Boutique Modernist Tier: Rene Gonzalez, Nichols Brosch, and TEN Arquitectos

The boutique tier is the low-unit-count answer to the two big campuses. Buildings here typically sit at 10 to 26 residences, run four to eighteen stories rather than thirty-plus, and are named for a single architectural signature rather than for their site or master plan.

Ocean House (125 Ocean Drive, 2012) is the block where the 1946 Walburne Hotel -- a Streamline Moderne building designed to read as an ocean liner -- once stood. Miami Beach's Historic Preservation Board required the ocean-facing Walburne facade be retained; the current building preserves it and steps the new construction back behind it. The condominium was designed by Nichols Brosch Wurst Wolfe & Associates and opened in 2012 with roughly 26 residences (some sources cite 28 to 31 depending on how cabana and beach house units are counted), flow-through layouts with private elevator entry, 10-foot ceilings, and direct Lummus Park frontage. Ocean House gets its own dedicated buyer's guide.

Louver House (311 Meridian Avenue, 2017) is architect Rene Gonzalez's four-story infill on Meridian Avenue, delivering just 12 residences, each a three-bedroom, three-and-a-half-bathroom flow-through layout in the 2,088-to-2,432-square-foot range. The building's operable wood louver facade -- which shades and ventilates the interior while referencing South Florida's historical shutter architecture -- is the project signature.

Glass (120 Ocean Drive, 2015) is Rene Gonzalez's second SoFi boutique and the more architecturally aggressive of the two. Delivered in 2015 by Terra Group, the 18-story tower carries only 10 full-floor residences -- one per residential floor -- with a fritted-glass envelope that Gonzalez designed to appear to dematerialize as it reflects sand, sea, and sky. Glass and Louver House together make Rene Gonzalez the only architect with two boutique-tier residential condominiums in SoFi.

321 Ocean (321 Ocean Drive, 2015) was designed by Mexican architect Enrique Norten of TEN Arquitectos for developer AGM Aria. The building is split into a nine-story eastern volume with 16 residences and a five-story western volume with six residences, connected by a raised landscaped courtyard, for a total of 21 homes.

One Ocean (1 Collins Avenue, 2016) is Norten's second TEN Arquitectos project in SoFi and considerably larger at 50 residences across seven stories. The building anchors the foot of South Pointe Park at the corner of Government Cut, with interiors by Yabu Pushelberg, landscape by Swiss designer Enzo Enea, and an infinity-edge pool set into the Enea-designed gardens.

Three Hundred Collins (300 Collins Avenue, 2018) is Danish architect Thomas Juul-Hansen's five-story SoFi delivery, with just 19 designer-ready residences from two- to four-bedroom layouts. Nine-inch white oak plank floors, ceilings up to 18 feet in select layouts, a 75-foot rooftop pool, on-staff butler service, and the Intelity digital concierge platform round out the program.

Ocean Park South Beach (312 Ocean Drive, 2021) is Revuelta Architecture International's five-story boutique on two adjacent Ocean Drive parcels at 304 and 312. Residences run two- and three-bedroom layouts from roughly 1,117 to 1,715 square feet plus two four-bedroom penthouses at about 2,393 interior square feet with 2,200-plus square feet of terrace. Poliform kitchens with Wolf and Sub-Zero appliance packages come standard. Ocean Park is the most recent boutique delivery on the Ocean Drive stretch.

Apogee -- The Trophy of the South Pointe Line

Apogee South Beach (800 South Pointe Drive, 2008) sits between the two campuses -- ocean side of the Portofino/Murano bayfront row, bay side of the Continuum oceanfront campus -- as an intentionally boutique 22-story tower. The Related Group delivered the building in 2008 with Sieger Suarez as architect and Yabu Pushelberg on the lobby and common areas.

The number that defines Apogee is 67. There are 67 residences in the building across 22 floors, with four homes per typical level and each home occupying a full corner of the flow-through floor plate. Every residence gets a private elevator that opens directly into a foyer. Ceilings run 10 to 12 feet, kitchens are Sub-Zero and Miele, terraces run 11 feet deep with summer kitchens, and the three-penthouse top of the building comes with private rooftop pools. The floor-plate depth and low unit count keep the average residence at Apogee well over 4,000 square feet -- the largest average interior in SoFi outside of the Continuum penthouses.

Amenity programming at Apogee is deliberately pared back relative to Continuum or the Portofino/Murano campus: bayfront infinity-edge pool, cabanas, open-air pavilion, spa, fitness center, residents' lounge, two guest suites, and 24-hour concierge, valet, and security. Apogee's peer in SoFi on a per-square-foot basis is not the volume high-rise stock -- it is the Continuum penthouses and the boutique tier.

Marea and the 800-Block Line

Marea (801 South Pointe Drive, 2015) sits immediately opposite Apogee on the S Pointe Drive line. Two adjoining seven-story buildings hold 30 residences in two- and three-bedroom flow-through layouts, developed by The Related Group with architecture by Sieger Suarez, interiors by Yabu Pushelberg, and landscape by Enzo Enea. The building trades vertical height for terrace depth and a rooftop pool sized to the 30-unit count. Marea is the Related Group's boutique-scale sibling to Apogee three blocks east and reads on that basis in resale.

The ICON, the Cosmopolitan, and the Entry Line

ICON South Beach (450 Alton Road, 2005) is the Philippe Starck-designed 40-story S-shaped tower on the western bayfront. The Related Group delivered 289 residences in one-, two-, and three-bedroom layouts from roughly 851 to 2,158 square feet, with Starck's signature theatrical scale in the lobby, mirror-finished surfaces, oversized custom lighting, and outdoor pool bar. ICON is the design-forward Related Group product in SoFi -- the price-per-foot entry into architect-signed common areas.

The Cosmopolitan (110 Washington Avenue, 2004) is the two-tower Groupe Pacific development on Washington -- an 8-story south tower and a 6-story north tower with approximately 223 residences in studio, 1-bedroom, and 2-bedroom formats from about 686 to 1,248 square feet. Cosmopolitan is the highest-turnover building in SoFi on a transaction-count basis and one of the two studio- and 1-bedroom entry points into the neighborhood.

South Pointe Towers (400 South Pointe Drive, 1987) is the neighborhood's first high-rise, developed by John A. Hinson a decade before the Portofino Group parcels came online. The 25-story building carries roughly 208 studio, 1-, 2-, and 3-bedroom residences in the 858-to-1,802-square-foot range, with the pool deck and cabanas set directly on the Government Cut channel where cruise ships pass within feet of the shoreline. Many units have been individually renovated over the past two decades, so buyer experience varies more by unit than by building.

Which Building Suits Which Buyer

Buyer 1: The Trophy Oceanfront Shopper. Continuum South or Continuum North. One-thousand feet of private beach on a 12-acre campus, the tennis-and-spa amenity floor, and the deepest floor plates on the Miami Beach oceanfront. Cross-shop against Apogee if the private-elevator, four-homes-per-floor format matters more than the campus.

Buyer 2: The Boutique-Scale Purist. Glass, Louver House, or Three Hundred Collins. Ten to nineteen residences per building, architect-signed envelopes, service-heavy programs. Glass is the most architecturally aggressive; Louver House trades on the operable louver facade; Three Hundred Collins runs the 75-foot rooftop pool and butler service.

Buyer 3: The Bayfront High-Rise Buyer. Murano at Portofino, Murano Grande, or Portofino Tower. The Portofino/Murano campus delivers the bay orientation, Miami Beach Marina adjacency, and shared campus programming that the Continuum campus delivers on the ocean side.

Buyer 4: The Ocean Drive Historic-Adjacent Buyer. Ocean House or Ocean Park South Beach. Both sit directly on Ocean Drive with Lummus Park frontage and Art Deco context. Ocean House preserves the 1946 Walburne facade; Ocean Park is the newer boutique with Poliform kitchens.

Buyer 5: The Entry Buyer or Short-Term-Rental Investor. The Cosmopolitan for studio and 1-bedroom entry with high resale velocity, South Pointe Towers for a Government Cut view at a lower per-foot basis, or Yacht Club at Portofino for the only high-rise in SoFi that permits a flexible 30-day-minimum rental policy.

FAQ

What is South of Fifth? South of Fifth (SoFi) is the ten-block section of Miami Beach south of 5th Street, bounded by the Atlantic Ocean on the east, Government Cut on the south, and Biscayne Bay on the west. The neighborhood was rezoned and rebuilt into a trophy residential district in a concentrated push from 1987 through the 2020s and has no remaining developable oceanfront land.

Which SoFi condo has the most private beach? The Continuum campus. Continuum South and Continuum North share 1,000 linear feet of private beach on a 12-acre oceanfront campus -- the only condominium ownership of that scale on Miami Beach.

Which SoFi building has the fewest units? Glass at 10 full-floor residences is the lowest unit count in the neighborhood, followed by Louver House at 12 residences and Ocean Park South Beach at roughly 12 residences. Three Hundred Collins at 19 residences and 321 Ocean at 21 residences round out the boutique tier.

Which SoFi building allows short-term rentals? Yacht Club at Portofino is the SoFi high-rise most commonly cited as permitting a flexible 30-day-minimum rental policy. Most other SoFi condominium buildings run stricter rental minimums than the buildings north of 5th Street.

Who developed the Portofino/Murano campus? Thomas Kramer's Portofino Group assembled the parcels and delivered the four towers in partnership with The Related Group of Florida -- Portofino Tower (1997), Yacht Club at Portofino (1999), Murano at Portofino (2002), and Murano Grande (2003).

Who developed the Continuum campus? Ian Bruce Eichner's Continuum Company developed both towers -- Continuum South Tower (2002) and Continuum North Tower (2008). Fullerton-Diaz Architects designed the two towers. The 12-acre campus is the largest single-ownership oceanfront residential parcel on Miami Beach.

Who designed Louver House and Glass? Both boutique buildings are the work of Miami architect Rene Gonzalez. Louver House (2017) is a 12-residence Meridian Avenue infill with an operable wood louver facade; Glass (2015) is a 10-full-floor Ocean Drive tower with a fritted-glass envelope.

What is the newest boutique condominium in SoFi? Ocean Park South Beach at 312 Ocean Drive, delivered in 2021 by Revuelta Architecture International, is the most recent boutique delivery in the neighborhood. The stock north of that date is limited to individual resale rather than new development.

How To Use This Guide

If you are early in a SoFi search, start with the campus question -- do you want the Continuum oceanfront program (South Tower or North Tower), the Portofino/Murano bayfront campus (Portofino Tower, Yacht Club, Murano at Portofino, or Murano Grande), or one of the boutique or infill buildings that arrived after the two campuses were in place -- and then narrow by floor plan, exposure, and unit count within the tier.

We track resale activity, HOA changes, and recent comps across every SoFi building continuously. For a custom comp set on a specific building or floor plan, reach out.

Related Reading

• Continuum North vs South Comparison
• Ocean House South of Fifth Guide
• South of Fifth Neighborhood Guide

This guide is for informational purposes and does not constitute a solicitation or offer to buy or sell real estate. Unit counts, floor counts, and completion dates are compiled from public reporting, developer materials, and county records and may vary across sources. Prospective buyers should verify current specifications, HOA dues, and building rules directly with the building association before making purchase decisions.