The practical questions on the St. Regis Sunny Isles that the brochure does not answer: South Tower or North Tower, which line and which floor in 62 storeys, how a St. Regis platform works without a hotel, what the deposit schedule looks like over a two-year build, what the carrying cost of 70,000 square feet across roughly 320 homes will be, and what to read with your attorney. From the desk at Miami Dossier.
Written by the desk at Miami Dossier for buyers who are past the brochure and into the decision. The desk works in English, Spanish and Portuguese and does not represent the developer. All notes from the desk.
The reasons to like the St. Regis Sunny Isles are covered in a companion note. This one is about the decisions, in the order a buyer meets them. The desk at Miami Dossier walks buyers through every one of these on Sunny Isles towers every week, and the answers change from person to person, which is why the note asks questions more than it gives instructions.
The South Tower is under way and guided for late 2028; the North Tower breaks ground later in 2026 and is guided for 2029, and it holds the headline infinity pool. The two share the architect, the interiors and the service, so the choice is timing, position on the site and which amenities sit at your door. Decide which before you look at plans, and ask what the two towers share and what each holds alone.
Sixty-two storeys on the Sunny Isles oceanfront, in a row of tall towers. The curved plans give ocean and Intracoastal views on both sides from most lines, and the neighbours are close enough that exposure matters more than in a tower standing alone. Ask the desk at Miami Dossier for the plans by line and look at what each terrace faces before you look at the floor; above the first twenty floors the price rises faster than the view changes.
Butler service, in-residence dining and the St. Regis traditions with no hotel on the site means the platform is staffed and funded through the residences. Ask how it is staffed, what is included, what is a la carte, and what the licence with the brand covers and for how long. The answers are in the condominium documents.
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.
The St. Regis Sunny Isles, like every Miami preconstruction building, has a staged deposit schedule set by the developer, and with the South Tower foundation just poured the milestones run over the next two years. The desk at Miami Dossier obtains the current one on request. Read it alongside our general note on what a normal deposit schedule looks like, and read the escrow clause with your attorney.
The common budget is spread across a large number of owners across two towers, which moderates the per-home share of 70,000 square feet of amenity and a beach operation. Against that, a butler platform and two tall towers on the ocean are expensive to run. Ask how costs are allocated between the towers and when the North Tower's share begins. The desk at Miami Dossier obtains the current assessment estimates and shares them on request rather than publishing numbers that change.
A residence-only branded tower in Sunny Isles will have leasing rules in the condominium documents: minimum terms, frequency, and any owner-occupancy expectation, with no transient use. If income is part of the plan, confirm the rules before you commit.
Fortune and Château have delivered towers together in Sunny Isles, and the desk at Miami Dossier holds the delivery history: what was announced, when it was estimated, when it delivered. Earlier public guidance for this project cited 2026 against the current 2028 and 2029 targets, which is ordinary for two 62-storey towers and worth knowing. Read the estimated completion date, the extension rights and any outside date with your attorney, and read our note on what happens if a developer delivers late.
Whether to hold a residence in your own name or through an entity turns on privacy, liability and, for a foreign buyer, U.S. estate tax exposure. It is decided at contract and it is expensive to unwind. It belongs with your attorney and CPA, and the desk at Miami Dossier can introduce both.
The purchase agreement in full: the deposit and escrow clause, the estimated completion date and extension rights, any outside date, the assignment clause. The condominium documents on leasing, assessments, the allocation of shared costs between the towers, and the brand licence and service platform. The desk at Miami Dossier is not a law firm and does not give legal advice; we make sure you have the documents and a good lawyer to read them.
Sometimes the answer is another building. A buyer who wants a boutique count of neighbours, a quieter village than Sunny Isles, or keys before 2028, may be better served elsewhere, and the desk at Miami Dossier will say so; Bentley Residences up the road and Rivage in Bal Harbour are the usual comparisons. The St. Regis Sunny Isles suits the buyer who wants 435 feet of beach, a St. Regis platform with no hotel guests, and the scale of a private resort on the tallest oceanfront row in the south. If that is you, the next step is a conversation, not a contract.
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 The St. Regis Residences Sunny Isles Beach 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 The St. Regis Residences Sunny Isles Beach 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.