The site, the village, the architects, and the numbers behind Rivage Bal Harbour, compiled by the desk at Miami Dossier from the developer documents.
Written by the desk at Miami Dossier, which holds the developer brochure and floor plans for Rivage, for readers who want the facts of the building rather than the adjectives. The desk works in English, Spanish and Portuguese. All notes from the desk.
Most of what is written about Rivage Bal Harbour online is either the developer's copy or a rewrite of it. The desk at Miami Dossier works from the brochure, the plans and the site itself. These are the facts that hold up, organised by what a buyer tends to ask.
Bal Harbour is a village of about one third of a square mile at the northern end of Miami Beach's barrier island, between Surfside to the south and Haulover Inlet to the north. It was planned as a low-density residential enclave and has stayed one. It is best known outside Miami for the Bal Harbour Shops, the open-air luxury retail centre a short walk from the Rivage site, and for a small number of oceanfront buildings that have set the top of the Miami market for decades.
Rivage occupies the last undeveloped oceanfront parcel within the village limits.
Approximately 2.7 acres on the ocean side of Collins Avenue, with roughly 200 linear feet of ocean frontage. The site runs from the avenue to the sand and the tower is placed to keep as much of the ground as garden and pool as possible. Enea Garden Design was commissioned for the grounds.
Twenty-five stories, designed by Skidmore, Owings and Merrill. Approximately 56 residences, which gives an average of a little over two homes per floor on the typical floors and single-residence floors higher up. Each home runs the full east-west depth of the building, so every residence has ocean on one face and bay on the other.
Your situation is specific. Tell the desk in one message and we will say what applies to you, what does not, and who to speak with.
Residence A occupies the south corner from floors 3 to 17. Four bedrooms with den and service, five baths and a powder room, ~4,810 square feet interior and ~388 square feet of terrace. Its great room is about 28 by 52 feet, which is a room most houses cannot offer.
Residence B occupies the north corner on the same floors. Four bedrooms with den and service, five baths and a powder room, ~4,358 square feet interior, ~388 square feet of terrace. The tighter of the two corners.
Residence C is the centre line from floors 2 to 17. Three bedrooms, three baths and a powder room, ~3,290 square feet interior and ~585 square feet of terrace, the largest terraces of the typical floors.
Above floor 17 the plans change and the upper penthouse is held as a separate, private conversation. The desk at Miami Dossier has the upper floor plans and shares them on request.
Rottet Studio designed the interiors. The lobby, the residents' lounge and the spa hall are theirs, as are the residence finish specifications. The studio's work is characterised by restraint, natural materials and a preference for proportion over ornament.
Oceanfront pools, a spa with a hammam, a screening room, private marina services and house cars. The amenity programme is sized for ~56 households, which is the point.
Related Group, founded in Miami and responsible for more condominium towers in South Florida than any other developer, in partnership with Two Roads Development. The sales gallery is at Bal Harbour Shops.
~2.7 acres. ~200 linear feet of shoreline. 25 stories. ~56 homes. Three to eight bedrooms. ~3,300 to ~12,600 square feet. Three typical lines at ~3,290, ~4,358 and ~4,810 square feet interior. Figures are from the developer documents held by the desk at Miami Dossier and are approximate and subject to change; anything material should be confirmed against the current developer release.
The desk at Miami Dossier holds the official Rivage brochure, the floor plans by line, and the current release. We have visited the site. We do not represent the developer and we hold no position in the building. When we do not know something, we say so, and when a figure changes, the dossier changes with it. Ask us anything about Rivage, or what compares to it.
Your situation is specific. Tell the desk in one message and we will say what applies to you, what does not, and who to speak with.
Most of the people who ask the desk at Miami Dossier about Rivage Bal Harbour are not only choosing a building. They are moving to Miami from New York, California, London, Bogotá, Mexico City or São Paulo, or adding a Miami position to a portfolio held elsewhere, and the building question sits inside a larger one: how to buy new construction in Miami, how to hold it, and what changes when you do.
The desk keeps short notes on the parts that come up every week: how buying preconstruction in Miami actually works, what a normal deposit schedule looks like, whether you need to be in Miami to buy, whether a foreign buyer can get a mortgage, what taxes a foreign buyer pays on a Miami condo, and the Florida state income tax question for anyone relocating from a high-tax state. For buyers arriving from a specific market there are notes for Bogotá, Mexico City and London, and a broader one on why so many wealthy families are moving to Miami.
Read the ones that apply, then bring the rest to the desk at Miami Dossier. It usually takes one conversation to see how Rivage Bal Harbour fits the move, or whether another building fits it better.
This note is general information for people considering Miami, written by a real estate desk, not by a law or accounting firm. Nothing here is legal, tax, immigration or investment advice, and it is not a substitute for advice on your own circumstances. Rules change, treaties differ by country, and the right answer for one family is the wrong answer for another.
Speak with your own attorney and CPA before you commit to anything. If you do not have one who works with international buyers in Florida, the desk is glad to recommend an attorney, a CPA or an adviser suited to your situation, and to sit in the first conversation so that nothing is lost in translation.
Structure, financing, currency, timing, the right building and the right line: the desk works through these questions with international buyers every week, and the answer is nearly always that it can be done, in order, without surprises. If Miami is on your mind, as a home or as an allocation, we would be glad to share what we are seeing, privately, and to start with the question this note did not answer.
Nobody chooses Rivage Bal Harbour in isolation. The desk at Miami Dossier weighs it against The St Regis Residences Sunny Isles Beach, against Aman Residences Miami Beach and against Six Fisher Island, and sets it against the established stock and the neighbouring areas on the Bal Harbour and Surfside cluster. If the question underneath yours is really how a through-floor plan changes a home, start there instead.