For the buyer who will not live without the water in sight, and has learned that "water views" in a brochure can mean one window on a high floor.
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.
Three new buildings on our file publish a water view promise that covers every home, each worded differently. 619 Brickell by Nobu states a water view from every living room and every primary bedroom, From $2,950,000. Four Seasons Private Residences Coconut Grove states that every one of its 70 residences has a water view; pricing is on request. Villa Miami in Edgewater sells only half and full floors with bay frontage on two sides of the tower, From $5,750,000. The wording is the difference, so read it.
From the developers' published material in our building files:
619 Brickell by Nobu. Price point: From $2,950,000. Delivery: no date in the material on our file. Unit mix: about 300 homes over 75 stories, one to five bedrooms, Sky Villas and Penthouses, from about 1,160 square feet. Position: 619 Brickell Avenue, on the water. Operator or brand: Nobu under licence, Foster + Partners as design architect. The view promise: every living room and primary bedroom.
Four Seasons Private Residences Coconut Grove. Price point: no published entry price; pricing held by the desk. Delivery: no date on the fact sheet we hold. Unit mix: 70 residences over 20 storeys, about 2,025 to 3,975 square feet. Position: Coconut Grove. Operator or brand: the Four Seasons name under licence, with a Director of Residence. The view promise: every residence.
Villa Miami. Price point: From $5,750,000. Delivery: no date on file. Unit mix: about 70 homes, every one a half floor or a full floor, three to five bedrooms, each with two terraces. Position: 700 NE 29th Street in Edgewater, bay frontage on two sides, views across the bay, the ocean and the skyline. Operator or brand: Major Food Group under the Villa licence. The view promise: the floor plate itself, since no home sits on the back of the building.
Read the three sentences side by side and they promise different things.
"Every living room and primary bedroom" at 619 Brickell covers the two rooms you use most. It does not say every bedroom, and it does not say what the view is across. The site is on the water, so the bay is directly in front.
"Every residence with a water view" at Four Seasons Coconut Grove covers each home but not each room. On a 20 storey building, ask how much of the view the lower floors keep.
At Villa Miami the promise is in the geometry. A half floor home has a corner on the bay, and a full floor home has water on both faces, per the developer's plans. There is no inside line facing a garage.
Our page on oceanfront vs ocean view explains the vocabulary sales teams use, and how to read a Miami floor plan shows how to find the view on the drawing.
Four steps, on paper:
Ask for the plan of the exact line, with the compass rose, and mark which rooms face the water.
Ask for the floor level and the floor-to-floor height, then ask what stands between that floor and the water today.
Ask what is entitled on the neighbouring parcels. Our Edgewater zone page is frank that a bay view there is not automatically a protected one: the water cannot be built on, the parcel in front of it can.
Ask for any view simulation by floor, and treat it as a drawing, not a promise, unless the contract says otherwise.
The desk does this for the line you are offered, against the plans the developer has released.
Many towers sell a view that depends on height. Cipriani Residences Miami, From $1,859,900, describes views of Biscayne Bay, the Brickell skyline and Coconut Grove from an 80 storey tower, but it does not sit on the water. Those views are real for the lines that have them. They are not every home, and they depend on what rises nearby. Our Brickell zone page shows where each tower stands against the water.
619 Brickell by Nobu suits the buyer who wants the bay directly below the living room and Brickell at the door. You give up a published delivery date for now. See the Nobu dossier and where it sits.
Four Seasons Coconut Grove suits the buyer who wants a view from every home in a low building on the Grove's side of the bay, run by a large staff. You give up a published price for now, and on a 20 storey building you ask how much of the view each floor keeps. Read whether it is worth it and the Coconut Grove zone page.
Villa Miami suits the buyer who wants water on two sides of a home that fills half or all of a floor. You give up a lower entry and accept a service model run by a restaurant group. See the Villa Miami dossier and where it sits.
Still choosing between the bay and the ocean? Read Edgewater or Bal Harbour: bay or ocean.
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.
Miami Dossier is the private buyer advisory of Metrik Real Estate, built to represent buyers in Miami pre-construction. Principal: Samuel Strauch.
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