For the family that has lived between Lisbon, Cascais and the Algarve and is now putting one home in Miami Beach that three generations, their guests and their staff will use, and wants to know which building's rules fit that life.
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.
Four oceanfront buildings on our file fit four versions of the family. The Ritz-Carlton Residences, South Beach is the hotel answer for a family that arrives with guests: thirty homes, the Sagamore beside it, owner benefits at Marriott's luxury hotels, à la carte childcare and pet care, delivery planned 2027, with no published entry price. The Shoreclub Private Collection is the house answer: ~49 homes in three forms, a beach club with cabanas, a children's playroom and a driver's room, Auberge running the hospitality, From $4,850,000. The Perigon is the private answer: ~73 homes, a resident only oceanfront restaurant, a children's lounge, From $12,500,000. Ocean Terrace is the quiet answer at the island's north end, From $3,250,000. The Lisbon questions, who signs, who may stay and what Portugal makes of a family that still keeps a house there, are the same at all four and are set out below as mechanics.
The same five axes, from the developers' published material only.
The Ritz-Carlton Residences, South Beach. Price point: no published entry price; held by the desk. Delivery: planned 2027; sales launched February 2025. Unit mix: 30 residences over 15 storeys, one to five bedrooms, two duplex penthouses with rooftop pools. Position: 1671 Collins Avenue, oceanfront in South Beach, beside the Lincoln Road corridor. Operator or brand: the Ritz-Carlton name under licence to Sobe Sky Development LLC, direct access to the Sagamore, restaurant and beach club by Jose Andres.
The Shoreclub Private Collection. Price point: From $4,850,000. Delivery: no date on our file. Unit mix: ~49 homes in three forms, The Tower, The House and The Beach House, over 18 stories. Position: 1901 Collins Avenue, ~3 oceanfront acres behind the landmarked Cromwell House facade. Operator or brand: Auberge Resorts Collection as hospitality partner; Witkoff develops, Robert A.M. Stern Architects.
The Perigon. Price point: From $12,500,000. Delivery: no date on our file. Unit mix: ~73 homes, 2 to 4 bedrooms, private elevator entry to each. Position: 5333 Collins Avenue, ~200 feet of shoreline on both sides. Operator or brand: none; Starwood Capital Group and Mast Capital develop, OMA designs.
Ocean Terrace. Price point: From $3,250,000. Delivery: no date on our file. Unit mix: ~52 boutique residences and ~24 furnished resort residences in two towers. Position: 7400 Ocean Terrace, North Beach, ~5 acres of parkland. Operator or brand: a 42 key boutique hotel and a private members' club; Witkoff and Ocean Terrace Holdings.
A Lisbon family's home is used by cousins in August and by the grandparents in February, and a Florida condominium regulates exactly that. Three layers decide it. The declaration says who is an occupant, how long a guest may stay without the owner present, and whether a stay by family counts as a lease. The rules add the register: most buildings record every guest, issue the fobs and the parking against the register, and give the beach club and the pool to the people on it. And in a hotel branded building the owner benefits are the owner's: the Ritz-Carlton publishes benefits at more than 700 Marriott International luxury hotels, subject to availability, and whether a sister in law using the home inherits them is a question for the program's terms, not an assumption. Read pet and guest rules at the Ritz-Carlton South Beach, at the Shoreclub and hotel guests and resident spaces at The Perigon, and how to read the amenity rules before buying a Miami condo for the suites, the cabanas and the blackout weeks.
Family governance is a Lisbon phrase for a Florida question: whose name is on the deed, and who may sell, lease or lend against the home. A Portuguese family buying through a company or a trust settles that before the reservation, because the purchase agreement names the buyer and a change later goes through the assignment clause and its fee. The deed name also decides the US estate tax exposure of a non-resident owner, which is a question for cross-border counsel and not for a sales gallery. Read LLC, trust or personal name, estate tax exposure for non-resident owners and how to take title at the Shoreclub. The second half of governance is the building's: a condominium association votes by unit, one owner of record speaks for the home, and a family of five owners needs to name who that is. Read owner voting and records at The Perigon.
Portugal taxes its residents on their worldwide income, and whether a family that keeps a Lisbon house, a business or school age children in Portugal has stopped being resident there is counsel's question, decided on facts and days. Buying in Miami Beach does not answer it, and it does not bring a visa: a condominium purchase gives no right to live in the United States, and the days a family may spend here are set by its visa status, not its deed. Read does buying a Miami condo get you a US visa and where a European buyer should look. What the deed does bring is Florida's side: a property tax that resets at the price paid, and the homestead exemption only for a permanent resident who claims it. Read why property tax resets when you buy a Miami condo.
In euros to dollars, through a correspondent bank, to the developer's escrow agent, on the schedule the contract sets. Three things slow it: a sender whose name differs from the buyer on the contract, a source of funds file the receiving bank has not seen, and an exchange rate decided on the day of the wire. A family that opens a US account before the first deposit and assembles the file that explains the money, the sale of a Lisbon property, a dividend, an inheritance, before the first wire, has removed two of the three. Read why international wires get held, source of funds documentation and currency and the European buyer. The exchange rate is the family's own decision and not the desk's.
The Ritz-Carlton South Beach suits the family that hosts: thirty homes, the hotel beside it for the overflow, childcare and pet care à la carte, and a date. You give up a published entry price and buy into South Beach's traffic. Read is the Ritz-Carlton South Beach worth it.
The Shoreclub suits the family with a driver, young children and a preference for a house on the beach over a tower, with Auberge running the house. You accept ~49 neighbours and no published date. Read the Shoreclub dossier.
The Perigon suits the family that wants the dining room to be residents' only and the fewest strangers in the lobby. You pay the highest published entry of the four. Read the Perigon dossier.
Ocean Terrace suits the family that wants a park, a hotel and a village at the quiet end, at the lowest published entry. You give up South Beach and Mid-Beach addresses. Read the Ocean Terrace dossier.
The South Beach and Mid-Beach zone pages place the four; relocating from Zurich to Miami Beach runs the same move for a Swiss family, and Miami Beach condos with a hotel on site explains what the hotel changes. The desk reads the guest clause, the occupancy register and the deed name with the family before it reserves.
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.
