For the Montreal household buying a winter home on the ocean that will be lived in from November to April and looked after from a distance the rest of the year.
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.
A Montreal buyer who wants the ocean with the fewest neighbours and the building running itself in the off season looks at Ocean House Surfside: twenty five homes of two to five bedrooms on Collins Avenue, private elevators, staff quarters and a six car garage, pricing released on request. The buyer who wants the last private shoreline in Bal Harbour with a spa, a hammam and house cars looks at Rivage, ~56 homes across 25 stories, From $14,100,000. The Perigon in Mid-Beach, ~73 homes From $12,500,000, and Ocean Terrace in North Beach, From $3,250,000, sit a few minutes south on the same sand. The building decision is about scale and service; the Canadian questions about the day count, the closer connection form and the estate exposure are for a cross-border adviser before the reservation, not after.
The same five questions, from the developers' published material only.
Rivage Bal Harbour. Price point: From $14,100,000. Delivery: no date in the material on our file. Unit mix: ~56 homes across 25 stories, 3 to 6 bedrooms, ~3,300 to ~12,600 square feet. Position: ~2.7 oceanfront acres with ~200 linear feet of private shoreline in Bal Harbour. Operator or brand: no hotel brand; Related Group and Two Roads Development develop; Skidmore, Owings and Merrill, Rottet Studio interiors, Enea gardens; amenities published as oceanfront pools, spa and hammam, screening room, private marina services and house cars.
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. Position: 9309 to 9317 Collins Avenue, Surfside, on the ocean between Bal Harbour and Miami Beach, views east, south and west. Operator or brand: no brand; MTP Oceanside LLC develops, marketed with Multiplan; Arquitectonica, Bernardo Fort-Brescia.
The Perigon. Price point: From $12,500,000. Delivery: no date on file. Unit mix: ~73 homes of 2 to 4 bedrooms with private elevator entry. Position: 5333 Collins Avenue, Mid-Beach, ~200 linear feet of shoreline on both sides, equidistant from Bal Harbour and South Beach. Operator or brand: no hotel brand; Starwood Capital Group and Mast Capital develop; OMA designs.
Ocean Terrace. Price point: From $3,250,000. Delivery: no date on file. Unit mix: ~52 boutique residences and ~24 furnished resort residences in two towers. Position: 7400 Ocean Terrace, North Beach, ~350 feet of ocean frontage across ~5 acres of parkland, with Surfside and Bal Harbour a few minutes north. Operator or brand: a 42 key boutique hotel and a private members' club on the site; Witkoff and Ocean Terrace Holdings develop; RAMSA interiors.
This is the question that sorts the four. Ocean House publishes staff quarters with a service kitchen, a mailroom with package receiving and 24 hour valet, which is a building built for a household that leaves staff behind or sends them ahead. Rivage publishes house cars and private marina services, and its scale, ~56 homes, means a staffed lobby all year. The Perigon's ~73 homes and Ocean Terrace's hotel and club mean the building is awake whether the owner is or not. For each the buyer asks for the storm plan for an empty home, who holds the key, who checks for water after a storm and what the association charges for it. Read living part-time on the beach and the building notes on lock and leave at Rivage and lock and leave at Ocean House.
A Canadian who winters in Florida counts days for two systems at once. The United States applies a substantial presence test across three years, with a closer connection form for those who exceed the first threshold and keep their life in Canada. Quebec and Canada apply their own residency tests, and a long absence has consequences on that side too. None of this is decided by which building you buy; all of it is decided before you reserve, with a cross-border adviser who sees both returns. Read buying a Miami condo from Canada, does buying a Miami condo make you a Florida resident and estate tax exposure for non-resident owners. Whether the home is held personally, in a trust or through an entity is the same adviser's question; read LLC, trust or personal name.
Three practical files. The pet: every association has a rule on number, size and where a dog walks, and none of the four developers publishes it on our file, so the buyer requests the rules before the dog's flight is booked. The storm: the buyer reads the flood zone of the site and the building's evacuation zone, and asks what the building does with an empty home when a named storm is called; read Miami Beach flood maps and insurance. The association: a buyer from abroad asks what the approval application requires, how long it takes and whether a right of first refusal exists; our notes on buyer approval at Rivage and buyer approval at Ocean House set out the questions. Deposits are wired in US dollars to the developer's escrow; read where your deposit actually sits.
Ocean House suits the household that wants twenty five neighbours, a private elevator and staff quarters, on the quiet mile between Bal Harbour and Miami Beach. You give up a published price, a published date and a spa the size of Rivage's. Read is Ocean House worth it.
Rivage suits the household that wants the shoreline, the spa and hammam and a home of ~3,300 square feet and up, run at the scale of ~56 homes. You pay the highest published entry here. Read the Rivage dossier and Rivage or Ocean Terrace.
The Perigon suits the household that wants Mid-Beach and a resident-only restaurant with no hotel. You give up Bal Harbour itself. Read the Perigon dossier.
Ocean Terrace suits the household that wants the lowest published entry on this sand and a park at the door. You accept a hotel, a club and retail on the site. Read the Ocean Terrace dossier.
The Bal Harbour and Surfside zone page and the Mid-Beach zone page map the stretch; relocating from Paris to Surfside or Bal Harbour and relocating from Dallas to Surfside or Bal Harbour are the same decision for a different household. The desk reads the storm plan, the association rules and the deposit schedule with the buyer 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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