For the couple buying the last home, on the ocean, who want one level, a lift to the door, a building that notices when they have not come down, and a room for the children when they visit.
This page explains. Whether the building suits you is a separate conversation. Contact the desk at Miami Dossier for the current position on any building we cover.
For a retired couple the building that publishes most of what they need is Ocean House Surfside: twenty five homes, a private elevator with a dedicated lobby for every one, a double height lobby with a covered porte-cochere, 24 hour valet and staff quarters, pricing released on request. The Perigon publishes private elevator entry to each of its ~73 homes, a resident-only restaurant, a breakfast room and a spa, From $12,500,000. Rivage Bal Harbour publishes house cars, a spa and hammam and ~56 homes of ~3,300 square feet and up, From $14,100,000. The Ritz-Carlton Residences, South Beach, thirty homes delivering in 2027 with the Sagamore next door for visiting family, and Ocean Terrace, with a 42 key hotel, a therapy pool and a park, From $3,250,000, are the two with a hotel to hand. The question that sorts them is who notices.
The same five questions, from the developers' published material only.
Ocean House Surfside. Price point: released on request. Delivery: no date on the fact sheet. Unit mix: 25 residences of two to five bedrooms, private elevators with dedicated lobbies, balconies up to 12 feet deep, delivered finished. Position: 9309 to 9317 Collins Avenue, Surfside, on the ocean between Bal Harbour and Miami Beach. Operator or brand: none; MTP Oceanside LLC develops; Arquitectonica.
The Perigon. Price point: From $12,500,000. Delivery: no date on file. Unit mix: ~73 homes of 2 to 4 bedrooms, private elevator entry to each residence, 10 foot ceilings. Position: 5333 Collins Avenue, Mid-Beach, ~200 linear feet of shoreline on both sides. Operator or brand: none; Starwood Capital Group and Mast Capital; OMA.
Rivage Bal Harbour. Price point: From $14,100,000. Delivery: no date on file. Unit mix: ~56 homes across 25 stories, 3 to 6 bedrooms, ~3,300 to ~12,600 square feet. Position: ~2.7 oceanfront acres, ~200 linear feet of private shoreline, Bal Harbour. Operator or brand: none; Related Group and Two Roads Development.
The Ritz-Carlton Residences, South Beach. Price point: released on request. Delivery: planned 2027. Unit mix: 30 residences over 15 storeys, one to five bedrooms, private elevator with direct entry in most residences, two duplex penthouses. Position: 1671 Collins Avenue, oceanfront, adjacent to the Lincoln Road corridor. Operator or brand: The Ritz-Carlton name under licence, direct access to the Sagamore, 24 hour doorman, a la carte in residence dining, personal chef, spa and childcare.
Ocean Terrace. Price point: From $3,250,000. Delivery: no date on file. Unit mix: ~52 boutique residences in a 20 story tower and ~24 furnished resort residences, private elevator landings. Position: 7400 Ocean Terrace, North Beach, ~5 acres of parkland. Operator or brand: a 42 key boutique hotel and a private members' club with spa; Witkoff and Ocean Terrace Holdings.
A building of 25 or 30 homes knows every face, and that is the quiet safety a couple in their seventies is buying. Ocean House and The Ritz-Carlton South Beach are that size; The Perigon, Rivage and Ocean Terrace are a little larger and still small enough that the desk knows who has not come down for breakfast. The buyer asks each building what the staff actually do when an owner is not seen, whether the association keeps an emergency contact and a key, and whether a caregiver may hold a fob and park. None of the five developers publishes a caregiver rule on our file, so it is a question for the sales team in writing. Our notes on an older owner at Rivage and an older owner at Ocean House set the questions out.
Every one of the five publishes private or direct elevator access in some or all homes: Ocean House and The Perigon on every residence, The Ritz-Carlton South Beach in most, Ocean Terrace as private elevator landings. The couple asks for the plan by line and reads it for steps: a sunken living room, a raised terrace threshold, a duplex. Rivage's homes run from ~3,300 to ~12,600 square feet and the couple asks which lines sit on a single level; the two duplex penthouses at Ocean Terrace and at The Ritz-Carlton are the lines to pass over. The couple also asks where the refuge floor is and what the elevator does in a power cut, which is a question the fire plan answers and the brochure does not. Read interior vs total square footage and what to verify before buying oceanfront in Mid-Beach.
Then dinner. The Perigon publishes a resident-only oceanfront restaurant, a breakfast room and a sunrise lounge, so a couple who no longer wants to cook every night has a table. The Ritz-Carlton South Beach publishes restaurant and beach club programming by Jose Andres, in residence dining and a personal chef a la carte, with the Sagamore next door for a visiting family to stay in. Ocean Terrace publishes a sunrise restaurant, a tea room and a 42 key hotel on the site. Ocean House and Rivage publish no restaurant; Rivage publishes house cars, which for a couple who has stopped driving is the amenity that matters most. Read Miami Beach condos with a hotel on site.
A married couple takes a Florida home as tenants by the entirety, in one spouse's name, as tenants in common or through a trust, and the choice shapes what happens when one of you dies and what a creditor of one of you can reach. That is a decision for an estate lawyer before the contract names the buyer, because changing it after closing is a deed and a fee. Read co-owners and who signs at Ocean House and LLC, trust or personal name.
Ocean House suits the couple that wants the fewest neighbours, a lift to the door and a building built for a household with staff. You give up a restaurant downstairs and a published price. Read is Ocean House worth it.
The Perigon suits the couple that wants dinner downstairs without leaving the building and a spa with treatment rooms. You pay a high entry and give up a hotel for guests. Read the Perigon dossier.
Rivage suits the couple that wants the shoreline, house cars and a home of ~3,300 square feet and up. You pay the highest published entry on this page. Read the Rivage dossier.
The Ritz-Carlton South Beach suits the couple that wants thirty neighbours, a 2027 delivery and a hotel next door for the family. You accept South Beach and billed services. Read what to know before you buy at the Ritz-Carlton South Beach.
Ocean Terrace suits the couple that wants a park, a therapy pool and the lowest published entry here, with a hotel on the site. You accept a club and retail on the same five acres. Read the Ocean Terrace dossier.
The Bal Harbour and Surfside zone page and the Mid-Beach zone page map the stretch. The desk reads the plan by line for steps, the fire plan and the association's rules on caregivers with the couple before a reservation.
Contact the desk at Miami Dossier for the current plans, pricing and availability as the developer releases them, discussed one to one.
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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. 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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