A condominium is three ownerships stacked on one another. This is how they stack at Rivage Bal Harbour, and where each one is written down.
This page is a framework. Whether the building suits you is a separate conversation. Contact the desk at Miami Dossier for the current position on any building we cover.
Rivage Bal Harbour is at ~2.7 oceanfront acres · ~200 linear feet of private shoreline. The Rivage Bal Harbour dossier holds the developer’s published record. Read it against the Kempinski Residences Miami Design District dossier for the nearest comparison. This page is the buyer’s counsel’s reading of it, as a framework to verify, never as a finding.
The record, in the developer’s words: Development: Related Group · Two Roads Development. Architecture: Skidmore, Owings & Merrill. Interiors: Rottet Studio. Landscape: Enea Garden Design.
Compare as you read: Alba Palm Beach and Banyan Tree Residences answer the same questions differently, and the desk holds the documents for all three.
Related Group · Two Roads Development. No brand licence is recorded. The association is created by the declaration and is owned by the unit owners from turnover; until then the developer controls it.
Three parties, three sets of rights. The purchase agreement binds you to the first; the licence binds the building to the second; the declaration binds you to the third for as long as you own.
A condominium unit is the air and finishes inside the walls; the walls, the structure, the amenities and the land are common elements owned in undivided shares. The share sets your vote and your slice of every budget and every assessment.
For Rivage Bal Harbour: ~56 homes across 25 stories; the denominator of every assessment is that count, weighted as the declaration sets it.
Where a brand is attached, it is a licence. A licence has a term, a fee and an exit. The name on the building is not an asset the owners hold; it is a contract the association or the developer holds, and it can end.
You own the unit. You share the building. You rent the name.
Florida law transfers control of the association from the developer to the owners on a schedule tied to sales; at turnover the owners receive the books, the contracts and the reserves as the developer left them. The first owner board inherits the management contract, the brand licence and the budget. Ask what the developer will hand over, and when.
The declaration and bylaws. The purchase agreement. The estimated first budget and the reserve schedule. The management or brand agreement and its term. The rules on leasing, guests and pets. The turnover provisions.
Developer materials for Rivage Bal Harbour as carried on the live dossier, verified 2026-09-19. Compiled by the desk at Miami Dossier; figures are approximate and the developer’s.
Contact the desk at Miami Dossier for the documents behind every line here, read one to one with you and your buyer’s counsel.
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We hold no listings and we are not the developer. Contact the desk at Miami Dossier and we will tell you what applies to your situation, what does not, and where we would not proceed. For counsel that means the declaration before the deed. Where a question is legal, tax or structuring, we introduce you to advisers who handle that properly rather than answering it ourselves.
Miami Dossier is the private buyer advisory of Metrik Real Estate, built to represent buyers in Miami pre-construction. Principal: Samuel Strauch.
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