The rendering ends at the keys. The ownership starts there. This is the first year at South Flagler House, in the order it happens.
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.
South Flagler House is at 1355 South Flagler Drive, West Palm Beach; 3.4 acres, 28 storeys, two towers (Park Tower, Lake Tower), private porte-cochere. Read it against the Kempinski Residences Miami Design District dossier for the nearest comparison. This page is the estate manager’s reading of it, as a framework to verify, never as a finding.
The record, in the developer’s words: Development: Related Ross, led by CEO and Chairman Stephen M. Ross. Architecture: Robert A.M. Stern Architects (architecture); Pembrooke and Ives (interiors). Position: 1355 South Flagler Drive, West Palm Beach; 3.4 acres, 28 storeys, two towers (Park Tower, Lake Tower), private porte-cochere. Residences: 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.
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.
A closing notice arrives with a date, a final balance and a list of documents. The walkthrough follows: a punch list of everything unfinished, agreed with the developer in writing before closing, with a schedule to fix it. Then the wire, the deed, the keys.
For South Flagler House, the developer’s finish specification is the yardstick at the walkthrough: as the dossier records.
The first association budget was an estimate in the offering documents. In the first year it becomes a monthly invoice, and the difference between the two is the number every new owner notices. Insurance, staffing and the brand fee are the lines that move most; reserves are the line the law now watches.
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. Every one of those has a staffing cost in the budget, and the first year is when the building learns what they really cost.
Management is as the dossier records. The first year is when procedures are written: packages, guests, contractors, moving days, the pool at night. Owners who show up to the first meetings shape them; the rest inherit them.
Florida gives a new condominium statutory warranties from the developer on the unit and the common elements, running for set periods from completion and from turnover; the association, once owners control it, is the party that pursues building-wide defects. Know the dates; the clock starts without asking you.
The first year is the year to notice things. Write them down, date them, send them.
Punch list agreed in writing. Final balance reconciled to the contract. Insurance in force from the day of closing. Homestead exemption filed the first January you qualify. The first budget read against the estimate. The first board meeting attended. Warranty dates in the calendar.
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 every line here, read one to one with you and your estate manager.
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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 the first year that means the punch list and the budget before the party. Where a question is legal, tax or structuring, we introduce you to advisers who handle that properly rather than answering it ourselves.
The Miami Dossier team works for the buyer, not the developer. Every agent on Samuel Strauch’s team represents buyers in Miami pre-construction.
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