For the owner who will spend the winter on the sand and the summer somewhere else, and wants an oceanfront home that is ready on arrival and quiet while empty.
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.
All three buildings on our file are small, oceanfront and new, which suits a part-time owner: few neighbours, private elevators and staff who know every resident. Rivage Bal Harbour is the largest homes and the most services, with private marina services and house cars, From $14,100,000. The Perigon in Mid-Beach has a resident-only restaurant on what our file describes as the widest stretch of sand in Miami Beach, From $12,500,000. Ocean House Surfside is the smallest, 25 homes, with staff quarters and a six car private garage; pricing is on request.
From the developers' published material in our building files:
Rivage Bal Harbour. Price point: From $14,100,000. Delivery: no date in the material on our file. Unit mix: about 56 homes over 25 stories, three to six bedrooms, about 3,300 to 12,600 square feet. Position: about 2.7 oceanfront acres with about 200 linear feet of private shoreline. Operator or brand: Related Group and Two Roads Development, with Skidmore, Owings & Merrill; oceanfront pools, spa and hammam, private marina services and house cars.
The Perigon, Mid-Beach. Price point: From $12,500,000. Delivery: no date on file. Unit mix: about 73 homes of two to four bedrooms, each with private elevator entry. Position: 5333 Collins Avenue, between the Atlantic and Biscayne Bay, about 200 linear feet of shoreline, roughly equidistant from Bal Harbour and South Beach. Operator or brand: Starwood Capital Group and Mast Capital, OMA's first residential building in Miami Beach; resident-only oceanfront restaurant and speakeasy.
Ocean House Surfside. Price point: no published entry price; pricing held by the desk. Delivery: no date on the fact sheet we hold. Unit mix: 25 residences of two to five bedrooms, private elevators with dedicated lobbies. Position: 9309 to 9317 Collins Avenue, on the ocean between Bal Harbour and Miami Beach. Operator or brand: MTP Oceanside LLC, marketed with Multiplan; Arquitectonica's Bernardo Fort-Brescia.
Arrival is where part-time owners feel a building most. Rivage lists house cars and private marina services, so the trip from the airport or the boat is part of the building's offer. Ocean House lists 24 hour valet, a mailroom with package receiving and a private garage for six cars, which matters when a season's worth of deliveries waits for you. The Perigon has a resident-only restaurant, a breakfast room and a sunrise lounge, so the first evening can be spent downstairs.
Ask each building who opens your home before you land, who receives large deliveries, and what the staff will do on request. Our page on managing a Miami condominium from abroad lists the arrangements that matter.
More than a tower does. In a building of 25 or 56 homes, each owner carries a larger share of the budget, and every decision of the association is taken by a small group. If many owners are seasonal, the board may meet when you are away. Our page on the small building question explains how to read the governance before you buy.
The upside is privacy. Ocean House gives each home a private elevator with its own lobby; The Perigon gives private elevator entry to every residence; Rivage spreads about 56 homes over 2.7 acres. Our Bal Harbour vs Surfside vs Miami Beach page explains how the three municipalities differ in rules and services.
The fees run all year. A building with a restaurant, a spa and house cars has a larger budget than one with a rooftop pool and a gym, and a part-time owner pays the same share in the months away. Ask each developer for the proposed budget, what it covers and which services are charged by use.
Insurance is the other line. An oceanfront home carries wind and flood questions that a bay or inland home does not; our page on Miami Beach flood maps and insurance explains what to ask before you sign.
Rivage Bal Harbour suits the owner who wants the largest homes on a private shoreline, arrives by boat or by house car, and wants the building to do the most. You give up nothing on space, and you accept the highest entry price of the three. See the Rivage dossier.
The Perigon suits the owner who wants a wide beach, an architect's building and a restaurant downstairs, without the South Beach crowd. You give up the boating services and the biggest floor plans; homes stop at four bedrooms. See the Perigon dossier, Perigon or Rivage and what to verify before buying oceanfront in Mid-Beach.
Ocean House Surfside suits the owner who wants the fewest neighbours, room for household staff and a garage for several cars. You give up the restaurant and spa scale of the larger two. Read whether Ocean House is worth it.
The zone pages for Bal Harbour and Surfside and Mid-Beach set each building against its neighbours. For the same question in the city, read living part-time in Coral Gables, Coconut Grove or Brickell. The desk reads the budgets and the staff arrangements of all three side by side before your first visit.
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.
Samuel Strauch is the owner of Metrik Real Estate. His team of agents represents buyers in Miami pre-construction.
A person replies within 24 hours, usually much sooner. On weekends, back on Monday morning.
