Tula Residences North Bay Village: 2026 Boutique Bay-Front Pre-Construction Buyer's Guide

Tula Residences is a 21-story, 54-unit boutique condominium at 7918 West Drive on Harbor Island in North Bay Village. Every home is a corner residence, floors 7 through 19 carry only four units each, and the project delivers as the first new high-end condominium the village has seen in more than a decade. Bayshore Grove Capital is developing in partnership with Pacific & Orient Properties, with architecture by MTTR MGMT and interiors by Shannon Farrell Design.

The price program runs from approximately $1.995 million for two-bedroom corner residences to roughly $7 million for larger plans, with a small Penthouse Collection of six homes reaching about 4,140 square feet with up to five bedrooms plus a den. The reported deposit structure is 20 percent at contract, 10 percent six months after, and 70 percent at closing. Initial marketing pointed to a Q4 2026 delivery, with more recent reporting in late 2025 stretching the completion window into 2027. Confirm current timing directly with the sales team before reserving.

View the Tula Residences building page

The Quick Take

Where is Tula Residences?

The site sits on Harbor Island, the middle of the three man-made islands -- Treasure Island, Harbor Island, and North Bay Island -- that together form North Bay Village. The three islands are linked by the 79th Street (JFK) Causeway, which carries traffic between mainland Miami and Miami Beach across Biscayne Bay.

Tula at 7918 West Drive shares Harbor Island with Pagani Residences a block north on the same street, putting the project in the middle of the village's new wave of waterfront construction. Within a short drive of Tula:

• North Beach and the Atlantic -- approximately 7 minutes east via the causeway
• Miami Design District and Wynwood -- 10 to 12 minutes west via the causeway and I-195
• Bal Harbour Shops -- 15 minutes north on Collins Avenue
• Brickell -- roughly 15 minutes south
• Downtown Miami -- 12 to 15 minutes
• Miami International Airport -- about 20 minutes via I-195
• Treasure Island Park, Vista Park, and Shuckers Waterfront Grill -- walkable on the island chain
• The rebuilt causeway corridor -- the spine of the village's transformation from low-rise rentals to waterfront mid-rises

North Bay Village itself is a compact 0.84-square-mile municipality, more than half of which is open water. The corridor is in active redevelopment with the planned Ritz-Carlton Residences North Bay Village (Related Group and Macklowe Properties), Continuum Club & Residences (Continuum Company and Aksoy Holding), and Shoma Bay all in the pipeline alongside Tula and Pagani.

Who's Behind Tula Residences?

The development partnership pairs two sponsors.

• Bayshore Grove Capital -- the Miami-based developer leading the project, focused on boutique waterfront product across South Florida.
• Pacific & Orient Properties, LLC -- the partner sponsor on the equity stack.

Design comes from two studios:

• MTTR MGMT is the design architect. The firm is known for a kinetic glass facade approach -- variable depth, geometry, and shading across the elevation rather than a flat curtain wall -- which is what Tula's exterior reads as.
• Shannon Farrell Design is the interiors lead, with a portfolio across hospitality and luxury residential.

Sales and marketing are running through the development team's broker network. As of late 2025, Bayshore Grove Capital officially launched sales with a sales gallery on Harbor Island.

Architecture and Floor Plate

The defining structural choice is that every residence is a corner. From floors 7 through 19, the building carries only four homes per floor, each of which has wraparound glass on two exposures. That floor plate is the central marketing argument for the project -- it eliminates the standard "interior" unit that defines most luxury mid-rises and gives every owner direct bay or skyline orientation through two facades.

MTTR MGMT's exterior pushes a kinetic glass facade -- the curtain wall's geometry varies across the building rather than reading as a flat rectangle. The result frames view corridors toward Biscayne Bay on the bay-facing side and the downtown Miami skyline on the city-facing side.

Standard residences carry 10-foot ceilings, wraparound glass terraces, and floor-to-ceiling glass in the main living areas. Plans run from two-bedroom to three-bedroom configurations with corner exposures, plus a small penthouse tier topping the building.

Residences at Tula

The base program is 54 corner residences across 21 stories, including six penthouses.

Standard residences:

• Two-bedroom, 2BR+den, and three-bedroom plans
• Approximately 1,590 to 2,440 square feet
• 10-foot ceilings
• Wraparound glass terraces on every home
• Floor-to-ceiling glass in main living areas
• Miele appliance packages
• Stone flooring throughout
• Walk-in laundry rooms
• Fiber-optic pre-wiring
• Smart-home pre-wiring
• Direct elevator access on select tiers
• Max four homes per floor on levels 7 through 19

The Penthouse Collection:

• Six penthouses
• Up to 5 bedrooms plus den
• Up to approximately 4,140 square feet
• Larger terrace program
• Custom finish upgrades

Pricing:

• From $1.995 million for two-bedroom corner residences
• Up to ~$7 million for larger plans and penthouses
• Reported average PSF approximately $1,423
• Reported monthly HOA average $2,916 to $6,660 depending on residence size

Deposit schedule (reported):

• 20 percent at contract
• 10 percent six months after contract
• 70 percent at closing

Amenities

The amenity stack sits on a sixth-floor indoor-outdoor deck designed to keep the building boutique rather than mega-resort.

Pool floor:

• Infinity-edge resort pool with bay and skyline views
• Landscaped sun deck
• Private cabanas

Indoor amenities:

• Skyline club room for private bookings
• Great room with marble fireplace and floor-to-ceiling bay windows
• Private dining room for twelve with a chef's warming kitchen
• Screening room
• Approximately 2,100-square-foot fitness center with stretching and yoga space
• Sauna or thermal wellness elements
• Pet spa and pet-friendly policies
• Refrigerated package room
• EV-ready garage parking
• 24-hour concierge and attended front desk
• Private storage rooms available for purchase

The program is intentionally compact. A 54-unit boutique with a 2,100 sf fitness center, an infinity pool, and a club room is sized to the resident base rather than padded out for marketing.

How Tula Compares

North Bay Village's pre-construction pipeline now has at least five distinct buildings in various stages. Tula occupies the boutique tier.

Key distinctions for Tula:

• The smallest residence count of any new building in NBV. 54 units versus 364 at Ritz-Carlton or 333 at Shoma Bay.
• Every residence is a corner. No interior plans, no compromised exposures.
• First new high-end NBV building in over a decade. Pricing reflects the early-cycle entry argument.
• Light deposit schedule. The 30 percent pre-closing structure is structurally easier than 40-50 percent at the trophy tier.
• No hotel program and no branded affiliation. This is a single-purpose condominium.

The Neighborhood

North Bay Village is a three-island community in Biscayne Bay. From Tula at 7918 West Drive:

Within walking distance

• Pagani Residences -- one block north on West Drive
• Treasure Island Park -- on the next island west via the causeway
• Vista Park -- on the North Bay Island side
• Shuckers Waterfront Grill -- the long-running waterfront restaurant
• The rebuilt JFK Causeway corridor and the new commercial frontage

Short drive (off-peak)

• North Beach / Miami Beach Atlantic: ~7 minutes east
• Design District and Wynwood: 10-12 minutes west
• Bal Harbour Shops: 15 minutes north
• Brickell: ~15 minutes south
• Downtown Miami: 12-15 minutes
• Miami International Airport: ~20 minutes via I-195
• Fort Lauderdale-Hollywood Airport: 35-40 minutes north

The neighborhood thesis is straightforward: North Bay Village is mid-transition from a low-rise rental and co-op market to a waterfront mid-rise market, and Tula is the boutique entry point into that transformation. The Ritz-Carlton, Continuum, and Shoma Bay projects all add to the supply story alongside Pagani next door.

Buyer Fit

Tula Residences tends to work for:

• Buyers who want a boutique 54-unit building with full corner exposures
• Owners who specifically want North Bay Village as an early-cycle entry
• Households cross-shopping NBV branded product (Ritz-Carlton, Pagani, Continuum) but who prefer a non-branded boutique without hotel programming
• Buyers who use the bay corridor for boating, with proximity to Haulover Inlet and Government Cut
• Pied-a-terre and second-home buyers who want a 2BR or 3BR corner at the $2M-$4M tier

It is probably not the right fit for:

• Buyers who require direct oceanfront frontage and Collins Avenue addresses
• Owners targeting full-floor 5,000+ sf product
• Short-term-rental investors -- no STR program is announced

Risks and Realities

• Delivery timing. The marketing target was Q4 2026; more recent reporting points to a 2027 window. Two-tower and mid-rise NBV product has slipped before; confirm current schedule with the sales team.
• Neighborhood execution risk. The North Bay Village thesis depends on the other major projects (Ritz-Carlton, Continuum, Pagani, Shoma Bay) actually delivering on schedule. The thesis improves with multiple deliveries; it gets harder if any stall.
• HOA carrying cost. Reported monthly HOA $2,916 to $6,660 is a meaningful number; underwrite total carrying cost (HOA, taxes, insurance) before reserving.
• Insurance and resiliency. Direct bay frontage at sea level requires modern resiliency design and material insurance assumptions.
• Resale liquidity. A 54-unit building is a thinner resale market than larger comparables. Early-cycle entry can work for or against this depending on cycle timing.

FAQ

Where is Tula Residences located?

At 7918 West Drive, North Bay Village, FL 33141, on Harbor Island -- one block south of Pagani Residences on the same street, on Biscayne Bay between mainland Miami and Miami Beach.

Who is developing Tula Residences?

Bayshore Grove Capital in partnership with Pacific & Orient Properties, with architecture by MTTR MGMT and interiors by Shannon Farrell Design. It is the first new high-end NBV condo in over a decade.

How many residences does Tula have?

54 corner residences across 21 stories, including a Penthouse Collection of six homes. Floors 7 through 19 carry only four units each.

What are the residence sizes?

Standard plans run approximately 1,590 to 2,440 square feet in two-bedroom, 2BR+den, and three-bedroom configurations. Penthouses reach approximately 4,140 square feet with up to five bedrooms plus a den.

What is the price range?

From approximately $1.995 million for two-bedroom corner residences up to roughly $7 million for larger plans and penthouses. Reported average price per square foot is approximately $1,423.

What is the deposit schedule?

The reported deposit structure is 20 percent at contract signing, 10 percent six months after contract, and 70 percent at closing.

When will Tula deliver?

The original target was Q4 2026. Reporting in late 2025 stretched the window into 2027. Confirm current timing directly with the sales team.

Does every residence really have a corner exposure?

Yes. On floors 7 through 19, the building carries only four homes per floor, each of which has wraparound glass on two exposures.

Bottom Line

Tula Residences is the boutique entry point into the North Bay Village transformation: 54 corner-only residences, a 30 percent pre-closing deposit structure, full Biscayne Bay frontage on Harbor Island, and the first new high-end NBV condo to deliver in more than a decade. For buyers who want a small building with two exposures on every home, and who are comfortable with North Bay Village as an early-cycle neighborhood entry rather than an established prestige zip code, it is one of the more credible boutique options in the corridor.

Want a Real Read on Tula Residences?

If you are evaluating Tula -- or cross-shopping it against Pagani Residences, The Ritz-Carlton Residences North Bay Village, Continuum Club & Residences, or Shoma Bay -- reach out. We track North Bay Village pre-construction launches, deposit structures, and the resale data shaping the neighborhood.

View the Tula Residences building page | Browse North Bay Village condos | Contact CondoBlackBook

---

Disclaimer: This article is for general informational purposes and reflects publicly reported information as of June 2026. Pricing, floor plans, finish packages, amenity specifications, deposit schedules, and delivery timelines can change between launch and completion. Always verify details directly with the official sales team and developer materials before making any reservation or purchase decision.