A boat can live at South Flagler House only if the water beside it is a dock, and the position decides that before anyone asks. New Miami towers come in three kinds for a boat owner: a dock at the building with slips that belong to homes, a tower near a marina where a slip is rented or bought separately, and an oceanfront tower on the sand where no boat ties up at all. Here is how to read which kind South Flagler House is, who owns the slip, and what the water adds to the monthly cost.
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On the bay, the river and the Intracoastal a tower can build a dock, and the slips are limited common elements assigned to homes, separate units sold on their own, or a marina the association or a third party rents out. Near a marina, the slip is a separate contract with its own landlord and waiting list. On the ocean there is sand and surf and no dock; the boat lives in a marina across the island, and the question becomes the drive. The position as the developer describes it: 1355 South Flagler Drive, West Palm Beach; 3.4 acres, 28 storeys, two towers (Park Tower, Lake Tower), private porte-cochere. The homes that share the water: Park Residences (floors 1 to 3): one- and two-bedroom configurations, about 1,800 to 3,000 square feet of interior space, facing the Norton Sculpture Garden; first-floor homes with private outdoor gardens; approximately 80 percent sold.
Read it against the Kempinski Residences Miami Design District dossier for the nearest comparison.
A slip that is a limited common element is assigned to a home in the declaration and passes with it at resale; the association maintains it and bills the cost to the homes that hold slips, or to everyone, as the declaration says. A slip sold as a unit has its own deed and its own share of the budget, and can be sold apart from the home. A rented slip ends when the lease does. Under all of them sits the water, which in Florida usually belongs to the state and is held under a submerged land lease the association renews and pays for; ask how long it runs and what it costs. The architect whose site plan shows a dock, or does not: Robert A.M. Stern Architects (architecture); Pembrooke and Ives (interiors). Who holds the documents: Related Ross, led by CEO and Chairman Stephen M. Ross.
A slip is only as useful as the water in it. Ask the depth at low tide, the beam and length the slip takes, the height of the bridges between the dock and open water and when they open, and whether the channel is dredged and by whom. Ask whether crew may stay aboard, where they park, whether fuel, pump-out and shore power are at the dock, and what the rules say about charter use. Then the storm: ask what the declaration requires when a hurricane watch is posted, because many require the boat to leave, and the owner then needs a haul-out yard or a protected mooring arranged before June. What the building offers around the water: Vanishing-edge pool with Lake Worth Lagoon views and private cabanas; 25-metre lap pool, sun-shelf pool, hot tub; sunset terrace; entertainment lounge with catering kitchen; two private dining rooms; wine tasting room with lockers; library and card room; business centre and private offices; fitness centre with Pilates and yoga studios; indoor pickleball; golf simulator; full spa with treatment rooms, salon, vitality pools, ice plunges, steam and saunas; children’s playroom and teen lounge; sports court; media room. The operator, where there is one: No brand or operator is recorded for this building.
A slip at South Flagler House adds a share of the dock’s budget, the submerged land lease, the marina’s insurance and the dockmaster if there is one, and the boat adds its own policy with a storm plan the insurer will read. Ask for the slip’s share of the first budget as a separate number, and for the lease, the dock plan and the storm rule as exhibits. The homes the slip would be tied to: The homes are as the dossier records. What was settled at contract: The deposit schedule is held by the desk and read with you before contract.
The trade-off is the dock against the sand. A tower on the bay puts the boat at the end of the garden and gives up the beach; a tower on the ocean gives the beach and sends the boat to a marina across the water with its own landlord. The desk reads the declaration, the dock plan and the slip terms for South Flagler House with you before contract.
The view is of the water. The slip is in the declaration.
Developer materials for South Flagler House as carried on the live dossier, verified September 2026. Compiled by the desk at Miami Dossier; figures are approximate and the developer’s.
Contact the desk at Miami Dossier for the documents behind this note, read one to one with you and your advisers.
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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. On this topic that means the document before the opinion. Where a question is legal, tax or structuring, we introduce you to advisers who handle that properly rather than answering it ourselves.
Samuel Strauch is the owner of Metrik Real Estate. His team of agents represents buyers in Miami pre-construction.
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