For the family buying one home for parents, grown children and grandchildren, who needs privacy inside the walls and rules outside them that allow everyone to stay.
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 is the building for three generations under one roof: two and three storey townhomes beside two to four bedroom condominiums, up to more than 4,500 square feet, private elevators and vestibules, and it is finished. Olara answers the same need with scale: two to four bedrooms plus den, and twelve guest suites in the building for the family that visits rather than lives in. South Flagler House gives first floor homes with private gardens facing the Norton Sculpture Garden, at about 1,800 to 3,000 square feet in the Park Residences. Banyan Tree Residences gives corner homes with wraparound terraces and a children's discovery garden. None of the four publishes an entry price, and the first document to read at each is the declaration's rules on occupancy and guests.
The same five questions, from the developers' published material:
Alba Palm Beach. Price point: no published entry price. Delivery: completed June 2026, immediate occupancy, final developer inventory. Unit mix: 55 residences, two, three and four bedroom condominiums plus two and three storey townhomes, 1,778 to more than 4,500 square feet, limited residences per floor, private elevators and vestibules. Position: 4714 North Flagler Drive on the Intracoastal, with a private dock. Operator: BGI Companies with Blue Road.
Olara. Price point: no published entry price. Delivery: phased, 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 on the Intracoastal, Currie Park walkable per the developer. Operator: Savanna of New York, with a resident manager, concierge, 24 hour doorman and a 24/7 medical concierge by Sollis Health.
South Flagler House. Price point: no published entry price. Delivery: topped out November 2025, March 2027, reported on track. Unit mix: two towers of 28 storeys; Park Residences on floors one to three in one and two bedroom configurations of about 1,800 to 3,000 square feet, first floor homes with private gardens. Position: 1355 South Flagler Drive, 3.4 acres facing the Intracoastal and Worth Avenue. Operator: Related Ross; children's playroom and teen lounge on the published list.
Banyan Tree Residences. Price point: no published entry price. Delivery: pre-construction, no date published. Unit mix: 88 residences plus a penthouse collection, one to four bedroom corner homes with wraparound terraces, 10 foot ceilings and direct elevator entry in most. Position: 400 Hibiscus Street, downtown. Operator: Banyan Tree, with a 24 hour host; children's discovery garden and pet retreat on the published list.
A family of three generations needs a home with two ends, and ideally two floors. Alba's townhomes are the only published two and three storey homes on this page, which gives grandparents a floor and grandchildren another; the four bedroom condominiums at more than 4,500 square feet do the same on one level. Olara's largest homes are four bedrooms plus den, and the den is the room the visiting generation takes; the twelve guest suites are the building's answer to a week when everyone comes at once, so ask how they are booked, who pays and whether residents have priority.
South Flagler House's Park Residences run about 1,800 to 3,000 square feet, which is a two generation home more than three; a family that wants the Stern address and more room should ask the sales team what the towers above the Park Residences carry, because the public material details only floors one to three. Banyan Tree's four bedroom corner homes with wraparound terraces give the most outdoor space per home on this page in the pre-construction set.
Read which new condos in West Palm Beach and Miami live most like a house for the townhome and garden home question on its own.
The declaration decides, not the brochure. Three rules matter to a multigenerational family. The occupancy rule, which may limit the number of residents by bedroom count. The guest rule, which may limit how long a guest stays when the owner is away, and whether a parent who lives there part of the year is a guest or a resident. The age rule, which in Florida is either absent or follows the housing-for-older-persons exemption; a building that adopts it can limit younger residents. Ask each developer for the declaration's sections on occupancy, guests and age, and whether the association may register occupants.
The second question is who signs. A home bought by parents and children together is a question of title: tenants in common, joint tenants, a trust or an entity, each with a different answer on who may sell, who inherits and who the association may bill. Read LLC, trust or personal name and buying a Miami condo through an entity, then put the structure to counsel. The homestead exemption follows the permanent residence of the person on the deed; ask which family member that is.
South Flagler House publishes a children's playroom and a teen lounge, a full spa, and private offices for the parent who works. Banyan Tree publishes a children's discovery garden and a full floor of wellness. Olara publishes a 24/7 medical concierge by Sollis Health and a recovery spa, which is the line a family with older parents reads first; ask whether the medical concierge is in the budget or billed per household. Alba publishes a pet spa, a screening room and summer kitchens on every terrace, and a scale of 55 homes where the staff know every family.
Ask each building about step-free routes from the garage to the home, the lift count, and what happens to the lifts during a power loss; the developers publish lift counts in some plans and not others. Read which new West Palm Beach condo is best for wellness for the spa floors in detail, and children and family life at South Flagler House for the published rules.
Alba Palm Beach suits the family that wants two floors, its own front door, a dock, and to move in now. You give up choice; only the developer's final homes remain. See the amenities at Alba and Alba: is it worth it.
Olara suits the family that visits in waves and wants guest suites, a restaurant and a medical concierge in the building. You give up a boutique scale and a single move-in date. See Olara: is it worth it.
South Flagler House suits the family that wants a garden at the door, the Norton Sculpture Garden in view and a 2027 date. You give up square footage in the Park Residences and a published plan for the towers. See South Flagler House: is it worth it.
Banyan Tree Residences suits the family that wants the most terrace and a hotel's manners in a building of 88 homes. You give up a delivery date. See what the Banyan Tree brand does.
Who should I call about buying in West Palm Beach places all four. For the Miami version of this question, read which Edgewater or Coconut Grove condo suits three generations, and for the move itself, relocating to Miami with a family. The desk reads the declaration's occupancy, guest and age sections with you before the 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.
