For the household leaving Dubai for the Intracoastal: a completed building or a landmark on the way, bought from abroad, in a currency and a legal system that are not the ones at home.
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.
Alba Palm Beach, if the relocation has a date. It was completed in June 2026, offers immediate occupancy, and sits on the west bank of the Intracoastal at 4714 North Flagler Drive with a private dock and no fixed bridges to the Atlantic. South Flagler House, topped out in November 2025 with delivery published for March 2027, is the building for the household that can land in a rental for a year and wants Robert A.M. Stern's limestone facing the Norton Sculpture Garden. Olara publishes phased delivery from late 2026 through 2028, 275 homes and the fullest service program of the four, including a private marina and a medical concierge. Banyan Tree Residences publishes no date and sits downtown rather than on the water. None of the four publishes an entry price, and all four are routinely bought from abroad without the buyer leaving home until closing.
Five axes, from the developers' published material only.
Alba Palm Beach. Delivery: completed June 2026, immediate occupancy, very limited final developer inventory. Unit mix: 55 residences of two to four bedrooms plus two and three storey townhomes, 1,778 to more than 4,500 square feet, private elevators and vestibules. Position: 4714 North Flagler Drive, on the Intracoastal, direct east views of Palm Beach island. Team: BGI Companies with Blue Road; architecture and interiors by Spina O'Rourke and Partners. Program: sunrise and sunset pools, a private dock with boat slips for owners, a pet spa, an EV ready covered garage.
South Flagler House. Delivery: topped out November 2025, delivery March 2027, reported on track. Unit mix: two 28 storey towers on 3.4 acres; the Park Residences on floors 1 to 3 run about 1,800 to 3,000 square feet; approximately 80 percent sold. Position: 1355 South Flagler Drive, facing the Norton Sculpture Garden, with Lake Worth Lagoon views. Team: Related Ross; Robert A.M. Stern Architects. Program: a full spa, a vanishing edge pool, two private dining rooms, a wine tasting room, private offices.
Olara. Delivery: construction at floor 15 in August 2026, phased delivery late 2026 through 2028. Unit mix: 275 residences of two to four bedrooms plus den across 26 storeys, two assigned parking spaces per home, twelve guest suites. Position: 1919 North Flagler Drive, overlooking the Intracoastal, with Currie Park and the NORA district walkable per the developer. Team: Savanna; architecture by Arquitectonica. Program: over 80,000 square feet of amenities, a private marina with resident slips, dining by Jose Andres Group, a 24 hour doorman and a 24/7 medical concierge by Sollis Health.
Banyan Tree Residences. Delivery: pre-construction, completion date not published. Unit mix: 88 residences plus a penthouse collection, one to four bedroom corner homes with wraparound terraces and direct elevator entry in most. Position: 400 Hibiscus Street, downtown, moments from the Intracoastal, not on it. Team: presented by Mast Capital and Curated JCZM Development; architecture by OMA, interiors by Yabu Pushelberg. Program: a full floor of wellness and spa, and Sanctuary Club privileges across more than 100 Banyan Group properties.
A second household's version of this same shortlist is relocating from Denver to West Palm Beach, and the service question across the four is answered in which West Palm Beach condo has the best service.
The buildings do not change. The paperwork around the buyer does, in four places the desk walks through before a reservation. The funds: a purchase from the Emirates runs on international wires into a United States escrow, and the buyer's bank and the title company will each ask where the money has lived; the documents that answer that are gathered before the contract, not during it. The signature: contracts, deposits and closing can all be executed from Dubai, and the desk's buyers abroad are represented from the first document to closing without a viewing trip. The structure: whether the home is held personally or through an entity is a question for counsel in both countries before the contract names a buyer, because changing it afterwards costs more than choosing it first. The exit: a non resident seller meets a federal withholding regime on the way out, and its size and mechanics belong in the first conversation with a United States tax adviser, not the last. None of this is a reason to buy or not buy; it is the order in which the questions are cheapest to answer. Read does buying a Miami condo make you a Florida resident for the domicile side, which a purchase alone does not settle.
Four documents, none of which exists on an off plan purchase in Dubai. The association's master policy, which insures the building and carries a named storm deductible set as a percentage of the insured value, so a hurricane reaches every owner through an assessment rather than through their own insurer. The owner's own policy, which covers the interior and the owner's share of a loss assessment. The flood zone and the elevation certificate, which decide whether a flood policy is required and what it costs; Alba, Olara and South Flagler House all sit on the Intracoastal, and the zone is read per building, not per city. And the hurricane procedure, which says who may order the amenities closed, the elevators parked and the owners out. A Dubai buyer is used to a service charge set by a management company; a Florida condominium is owned by its owners collectively, who vote, who can be assessed, and whose budget the buyer can read before buying. That is the real difference, and it is a buyer's advantage when it is read early. Read Miami condo insurance, what a named storm deductible is and who pays it and West Palm Beach and Fisher Island condos with a marina.
Alba suits the household relocating on a date, buying from abroad and wanting keys on arrival: completed, on the water, a dock, 55 neighbours. You give up choice, since only the developer's final inventory remains, and a published price. Read the Alba buyer's guide and Alba Palm Beach: what to know before you buy.
South Flagler House suits the household that will rent for a year for Stern's architecture and a full spa on the lagoon. You give up occupancy until March 2027 and most of the inventory, which is 80 percent sold. Read the South Flagler House buyer's guide.
Olara suits the household that wants the marina, the medical concierge and the restaurant downstairs, and can live with phased delivery through 2028. You give up a boutique headcount. Read the Olara buyer's guide.
Banyan Tree suits the household that wants downtown on foot and a wellness brand's service culture across more than 100 properties worldwide. You give up the water at the door and a date. Read the Banyan Tree buyer's guide.
The desk reads the price sheets, the delivery clauses and the dock language with the buyer before the reservation, from whichever time zone the buyer is in.
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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