For the buyer who will live outdoors in Palm Beach County from November to May and wants to know, before reserving, which building's terrace is a room and which is a ledge.
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.
On the developers' published material, Alba Palm Beach is the only one of the four that puts a summer kitchen on every terrace, Banyan Tree Residences is the only one that publishes wraparound terraces on corner homes with 10 foot ceilings behind them, and South Flagler House is the only one that gives some homes a private garden on the ground, beside a sunset terrace and a vanishing-edge pool for everyone else. Olara publishes its outdoor life as a shared sixth floor deck of more than 80,000 square feet with a waterfront restaurant and a marina, and says nothing in the filed materials about the private terraces. The best terrace is the one that faces the right way on the plan of your line, and that is the question the brochure cannot answer.
Five axes, from the developers' published material only.
Alba Palm Beach. Price point: released on request. Delivery: completed June 2026, immediate occupancy, very limited final developer inventory. Unit mix: 55 homes, two to four bedroom condominiums and two and three storey townhomes, 1,778 to more than 4,500 square feet, summer kitchens on all terraces. Position: 4714 North Flagler Drive, west bank of the Intracoastal, direct east views of Palm Beach Island, a sunrise pool and a sunset pool. Operator or brand: BGI Companies with Blue Road, unbranded, 22 storeys.
Banyan Tree Residences. Price point: released on request. Delivery: pre-construction, no date in the filed materials. Unit mix: 88 residences plus a penthouse collection, one to four bedroom corner homes with wraparound terraces, 10 foot ceilings and floor to ceiling impact glass. Position: 400 Hibiscus Street, downtown, moments from the Intracoastal; a rooftop amenity deck, a signature pool with cabanas, an open-air cinema and a putting green. Operator or brand: Banyan Tree, OMA architecture, Enea landscape.
South Flagler House. Price point: released on request. Delivery: March 2027, reported on track. Unit mix: two towers of 28 storeys on 3.4 acres; the Park Residences on floors 1 to 3 face the Norton Sculpture Garden, and the first floor homes have private outdoor gardens. Position: 1355 South Flagler Drive, facing the Intracoastal and Palm Beach Island; a vanishing-edge pool with Lake Worth Lagoon views and private cabanas, a sunset terrace, a sports court. Operator or brand: Related Ross, Robert A.M. Stern architecture.
Olara. Price point: released on request. Delivery: phased, late 2026 through 2028. Unit mix: 275 residences, two to four bedrooms plus den, across 26 storeys. Position: 1919 North Flagler Drive on the Intracoastal; more than 80,000 square feet of amenity on a private sixth floor deck, an 8,500 square foot indoor and outdoor waterfront restaurant, a dockside oyster bar and a private marina. Operator or brand: Savanna, Arquitectonica, EDSA landscape; no published terrace detail for the homes.
Read beyond the floor plan at Alba, beyond the floor plan at Banyan Tree, reading the floor plan at South Flagler House and beyond the floor plan at Olara.
More than the square footage. All four sit on or near the west bank of the Intracoastal, so the water is to the east. An east terrace takes the sunrise and the view of Palm Beach Island and is in shade by mid afternoon; a west terrace takes the sunset and the heat with it. On a waterfront site the wind that matters is the one off the water, and the side of the building, the floor and whether the terrace is recessed or projecting decide whether a table stays set. Alba publishes two pools named for the sun, sunrise and sunset, which is the developer saying the same thing about the site. Banyan Tree's wraparound terraces on corner homes give a choice of side within one home; the plan shows which corner. South Flagler House's Park Residences face the sculpture garden rather than the water, and the first floor gardens are on the ground, out of the wind. The question for the plan: which compass direction each terrace faces, how deep it is at its narrowest point, and whether the glass rail or a solid parapet stands between the chair and the wind.
Alba answers the first question in its published material: summer kitchens on all terraces. For the other three, the finish schedule says whether there is a gas or electric point, a sink and a counter, or a blank wall; a summer kitchen added after closing is an alteration the association approves. Screening is the second question and no filed material answers it: whether the declaration allows a retractable screen, a shade or a glass enclosure on a terrace, and who maintains it. A buyer who plans to eat outdoors in June asks for the alteration rules before reserving, not after. Read finishes and customisation at Alba, moving in and renovations at Banyan Tree and what to verify before buying at South Flagler House.
It depends which number the developer quotes. Alba's 1,778 to more than 4,500 square feet and South Flagler House's about 1,800 to 3,000 square feet for the Park Residences are published as interior ranges; Banyan Tree and Olara publish no size ranges in the filed materials. A terrace adds to a total figure and not to an interior one, and the two numbers can differ by hundreds of square feet on a wraparound plan. The purchase agreement states which figure the price is built on; ask for the interior and the terrace separately for your line. Read interior vs total square footage and how to read a Miami floor plan.
Alba suits the buyer who wants to cook and eat on the terrace from the first week, in a finished building with the dock below. You give up choice; the remaining homes are the developer's final inventory, and the terrace you get is the one left. Read the Alba dossier.
Banyan Tree suits the buyer who wants the terrace to run around two sides of a corner home with 10 foot ceilings behind it, downtown. You give up a published completion date and the water at the door. Read the Banyan Tree dossier.
South Flagler House suits the buyer who wants a garden on the ground or a terrace facing a sculpture garden, with the lagoon pool shared. You give up height and the east view in the Park Residences. Read the South Flagler House dossier.
Olara suits the buyer whose outdoor life is the shared deck, the marina and the restaurant rather than the private terrace. You give up published detail on your own outdoor space until the plan is in hand. Read the Olara dossier.
Which West Palm Beach condo has the best service and best waterfront new condos in West Palm Beach run the same five on other axes. The desk holds the plans by line and reads the terrace depth, the orientation and the alteration rules with the buyer before the 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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