Whether hotel guests use the pool at The St Regis Residences Sunny Isles Beach is decided by paper, not by the brochure. A pure condominium belongs to its owners, who pay for every amenity in full and share it with nobody. A tower with a hotel inside it is split into parts, and a shared facilities agreement says which spaces are the residents’ alone, which are shared, and what each side pays. Here is how to read which one The St Regis Residences Sunny Isles Beach is, and what it means for the budget and the pool.
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The first kind is a condominium with no hotel: the amenities are common elements, owned by the owners, paid through the budget and used by residents and their guests. The second kind puts a hotel in the same building as the homes, as a separate parcel or its own unit, with an operator running both and some spaces shared. The third kind is a condo hotel, where the homes can be placed in the hotel’s rental programme and the pool deck is, in practice, the hotel’s. The declaration for The St Regis Residences Sunny Isles Beach says which it is in its first pages, and the answer changes the budget, the lenders who will finance the home, and who is in the lobby. The operator, if any: The St Regis Hotel Company. The homes it is attached to: 2, 3 and 4 bedrooms · ~1,785 to ~5,674 square feet · five bedroom penthouses from ~7,520 to over ~10,000 square feet.
The St Regis Residences Sunny Isles Beach dossier holds the developer’s published record. Read it against the Kempinski Residences Miami Design District dossier for the nearest comparison.
Where a hotel shares The St Regis Residences Sunny Isles Beach, a shared facilities agreement, sometimes called a reciprocal easement agreement, is signed by the developer before the first closing and binds the association after turnover. It lists every shared space by name: the pool deck, the spa, the fitness centre, the restaurant, the lobby, the dock. For each it says who owns it, who may use it and when, and how the cost is split between the residential association and the hotel, usually by a formula that can move. It also says whether the hotel may close a shared space for an event. Ask for the agreement itself, not a summary. The spaces it would divide: Over ~70,000 square feet · beach club at beach level with a lap pool and a children’s pool · Sunset Pool Deck on the sixth floor with an infinity edge pool, sunset bar, dining terrace and events lawn · wellness centre with vitality pool and salon · athletic club with padel court · Ellipse Club with cognac room, wine vault, golf simulator and private dining · residents club and business club. Who signed it: La Playa Beach Associates, LLC · development and sales by Fortune International Group and Chateau Group.
The better mixed towers give residents their own entrance, their own elevators and one amenity floor the hotel never reaches, so a resident goes from the car to the home without crossing a hotel lobby. Ask which spaces at The St Regis Residences Sunny Isles Beach are resident only, how access is controlled, whether residents may bring hotel services into the home and at what price, and how residents’ bookings for a table or a treatment rank against hotel guests’ in the busy weeks. In a tower with no hotel the amenities are quiet and yours, and the staff is only as deep as the owners pay for. The design that draws the line between the two sides: Arquitectonica. The homes above it: Ceilings clearing ~10 feet, ~12 feet in penthouses · Italian kitchens · walk-in closets to all primary bedrooms · laundry rooms · service quarters in select residences · service elevators.
In an owners-only tower the pool, the spa and the gym are paid in full by the owners through the monthly budget and sit empty most of the week. Where a hotel shares them, it pays its share under the agreement and brings its guests, its staff and its hours; the owners buy a deeper service at the price of company. Read the first budget beside the agreement: the shared costs appear as one line, and the formula behind it is the number that moves. Ask what happens to the spaces and the costs if the hotel changes hands or closes. The parcel both sides stand on: 18801 Collins Avenue, Sunny Isles Beach · two towers on ~4.7 acres and ~435 linear feet of oceanfront. What the contract settled before any of this: The deposit schedule is held by the desk and read with you before contract.
The trade-off is service against privacy. A hotel in the building brings room service, a restaurant that is open and a staff the owners alone could not carry, and strangers at the pool. A pure condominium brings a quiet deck, a known face at every chair and a budget the owners carry alone. The desk reads the declaration, the shared facilities agreement and the first budget for The St Regis Residences Sunny Isles Beach with you before contract.
The pool belongs to whoever the agreement says. Read it before you swim.
Developer materials for The St Regis Residences Sunny Isles Beach as carried on the live dossier, verified 2026-09-19. Compiled by the desk at Miami Dossier; figures are approximate and the developer’s.
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