Which Bal Harbour or Surfside condo suits a multigenerational family?

Rivage Bal Harbour is the one drawn for it: ~56 homes across 25 stories on ~2.7 oceanfront acres, 3 to 6 bedrooms at ~3,300 to ~12,600 square feet, From $14,100,000. Ocean House Surfside is the private house version: 25 homes of two to five bedrooms with private elevators to dedicated lobbies, staff quarters with a service kitchen and a six car private garage, price on request. The Perigon, a few minutes south in Mid-Beach, is the one for the family that wants ~73 neighbours instead of 25, 2 to 4 bedrooms with private elevator entry and a children's lounge, From $12,500,000. The decision is the bedroom count against the service plan: a family of three generations needs a floor plan with two primary suites or a suite and a staff room, and a building whose rules let a grandparent and a nanny live there without being guests.

The same five questions, from the developers' published material only.

Rivage Bal Harbour. Price point: From $14,100,000. Delivery: no date in the material on our file. Unit mix: ~56 homes, 3 to 6 bedrooms, ~3,300 to ~12,600 square feet. Position: ~2.7 oceanfront acres with ~200 linear feet of private shoreline, the last oceanfront parcel in Bal Harbour. Operator or brand: no hotel brand; Related Group and Two Roads Development; Skidmore, Owings and Merrill, Rottet Studio interiors, Enea gardens; oceanfront pools, spa and hammam, private marina services, house cars.

Ocean House Surfside. Price point: no published entry price on the developer fact sheet; held by the desk. Delivery: not stated in the material on our file. Unit mix: 25 residences of two to five bedrooms, balconies up to 12 feet deep, ceilings up to 12 feet in the penthouse. Position: 9309 to 9317 Collins Avenue, on the ocean between Bal Harbour and Miami Beach, views east, south and west. Operator or brand: none; MTP Oceanside LLC, developer of record, marketed with Multiplan; Arquitectonica, Bernardo Fort-Brescia; private elevators with dedicated lobbies, staff quarters with service kitchen, private garage for six cars, 24 hour valet.

The Perigon. Price point: From $12,500,000. Delivery: no date in the material on our file. Unit mix: ~73 homes, 2 to 4 bedrooms, private elevator entry to each residence, 10 foot ceilings, wraparound terraces. Position: 5333 Collins Avenue, between the Atlantic and Biscayne Bay, ~200 linear feet of shoreline on both sides. Operator or brand: no hotel brand; Starwood Capital Group and Mast Capital; OMA, Tara Bernerd interiors; resident only oceanfront restaurant, children's lounge, spa, oceanfront training room.

Rivage's range runs to 6 bedrooms and ~12,600 square feet, which is the only published envelope on the Bal Harbour and Surfside oceanfront where two generations can each have a suite and the staff a room of their own on one floor. The developer's final residence, the Wellness Penthouse, shows the idea at its extreme: 5 bedrooms, two offices, two service rooms and two laundries, two private elevators, across levels 22 to 24. Read the Wellness Penthouse at Rivage. Ocean House publishes staff quarters with a service kitchen as a building amenity rather than in every home, so a family reads the plan for whether a fifth bedroom works as a staff room and whether the quarters downstairs are bookable or assigned. The Perigon's 2 to 4 bedrooms suit a family of two generations with a nanny in the fourth bedroom; three generations in one Perigon home is a plan question the desk reads line by line. Read children and family life at Rivage and at Ocean House.

By an elevator that does not stop in a lobby full of people. Ocean House publishes private elevators with dedicated lobbies and a covered porte-cochere; the Perigon publishes private elevator entry to each residence; Rivage publishes house cars and does not describe its elevator arrangement in the material on our file, so the family asks for the elevator count, the service car and the dispatch system. A family with an older parent also asks about the step from the garage to the car, the pool deck's steps and the distance to the beach chair. Read older owner and ageing in place at Rivage and at Ocean House. The trade-off is plain: the building with the fewest neighbours has the fewest elevators, so a private lobby in a 25 home building depends on one car working.

A family where parents and grandparents both fund the purchase decides title before the reservation, not at closing. The forms are joint ownership between the generations, a trust that names them all, or a company the family owns; each changes who votes in the association, who is approved as an occupant, and what happens on a death. The declaration's occupancy clause is the one to read: some documents treat anyone who is not the record owner as a guest, with a limit on nights, and a grandparent or a nanny who lives there full time must be an occupant the association recognises. Read LLC, trust or personal name, co-owners and who signs at Rivage and pet and guest rules at Ocean House. The structure is counsel's; the occupancy clause is the desk's to find.

Rivage suits the family that wants three generations on one floor with staff, on the last private shoreline in Bal Harbour. You pay the highest published entry on this coast and buy without a published date. Read the Rivage dossier.

Ocean House suits the family that wants a house on the sand with 24 neighbours, a private elevator and a garage of its own. You give up the amenity scale of a tower, and the price is held by the desk rather than published. Read is Ocean House worth it.

The Perigon suits the family of two generations with a nanny, that wants a restaurant and a children's lounge downstairs. You give up the 5 and 6 bedroom plans. Read the Perigon dossier and Rivage, Perigon, Shoreclub: three approaches.

The Bal Harbour and Surfside zone page maps the mile; Bal Harbour or Surfside for a family office reads the same buildings for the office, and new condos that live like a house runs the question across Miami. The desk reads the plans by line, the occupancy clause and the deposit schedule with the family before anyone signs.