For the owner who is leaving a staffed house and wants the condominium to carry the work, not add to it, and who knows that service is a staff list and a budget line, not an adjective.
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.
Olara publishes the deepest service list on the West Palm Beach waterfront: a 24 hour doorman, valet and security, a resident manager and concierge, a Jose Andres restaurant and oyster bar, a private marina with a captained boat, a recovery spa and a 24/7 medical concierge. Banyan Tree Residences puts a dedicated 24 hour host and a team trained in Banyan Tree hospitality in a smaller building of 88 homes. Caretta in Juno Beach sells the service itself: housekeeping, beach set-up, dog walking, in-home dining and a lock-and-leave program. South Flagler House and Alba Palm Beach carry full amenity floors with a quieter staff model. None of the five publishes an entry price; the trade-off at each is the budget that pays for the people.
The same five questions, put to each building from the developers' published material:
Olara. Price point: no published entry price on the developer fact sheet. Delivery: phased, late 2026 through 2028, with construction at floor 15 in August 2026. Unit mix: 275 residences of two to four bedrooms plus den across 26 storeys, with twelve guest suites. Position: 1919 North Flagler Drive on the Intracoastal, Currie Park and the NORA district walkable per the developer. Operator: Savanna, a New York investment manager, with a resident manager, concierge, 24 hour doorman, valet and security on the published list.
Banyan Tree Residences. Price point: no published entry price. Delivery: pre-construction; no completion date in the filed materials. 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, near the Intracoastal, Worth Avenue and Royal Poinciana Plaza. Operator: the Banyan Tree brand, with a dedicated 24 hour host and service team and Sanctuary Club privileges across more than 100 Banyan Group properties.
Caretta. Price point: no published entry price. Delivery: no date in the intake materials. Unit mix: 95 residences; the bedroom mix is not published. Position: US Highway 1 and Donald Ross in Juno Beach, 25 minutes to Palm Beach and the airport. Operator: JDL of Chicago, with 24/7 concierge and maintenance, housekeeping, beach set-up, in-home dining, dog walking, car detailing, dry cleaning, a handyman and lock-and-leave services on the published list.
South Flagler House. Price point: no published entry price. Delivery: topped out November 2025, delivery March 2027, reported on track, about 80 percent sold. Unit mix: two towers of 28 storeys; the Park Residences on floors one to three run about 1,800 to 3,000 square feet. Position: 1355 South Flagler Drive, 3.4 acres facing the Intracoastal and Worth Avenue. Operator: Related Ross, with a private porte-cochere, two private dining rooms, a full spa, private offices and a business centre.
Alba Palm Beach. Price point: no published entry price. Delivery: completed June 2026, immediate occupancy, final developer inventory only. Unit mix: 55 residences, two to four bedrooms plus townhomes, 1,778 to more than 4,500 square feet, with private elevators and vestibules. Position: 4714 North Flagler Drive on the Intracoastal, private dock, no fixed bridges to the Atlantic. Operator: BGI Companies with Blue Road; a boutique staff for a boutique count.
Service begins with the person who sees you arrive. Olara publishes a 24 hour doorman, valet and security, plus a resident manager and a concierge, which is the fullest front-of-house list of the five. Banyan Tree publishes a dedicated 24 hour host, a hotel word that means one person owns your requests. Caretta publishes 24/7 concierge and maintenance. South Flagler House publishes a private porte-cochere, which is an arrival sequence rather than a named post, and Alba publishes a private gated entry with private elevators, where the building's small count does the work a lobby desk would.
Ask each sales team for the staffing plan behind the words: how many people on each shift, who employs them, and whether the brand or a management company trains them. Read what services come with a home at Olara and the service list at Banyan Tree for the published detail.
A staff list has a price, and it appears in two places: the association budget, which every owner shares, and the à la carte list, which the owner who uses it pays. Olara's restaurant, marina and medical concierge by Sollis Health sit alongside the association; ask which are owned by the association, which are run by an operator under contract, and what the resident pays per use. Banyan Tree's Sanctuary Club privileges travel with the owner; ask whether membership is automatic on closing and what its yearly cost is. Caretta's list of housekeeping, beach set-up and dog walking is a menu; ask for the price sheet. South Flagler House and Alba carry wine rooms, spas and private dining rooms whose running cost is in the budget whether or not you use them.
Our page on what it costs to own a condo in Miami each year explains the budget lines, and the ownership file for a West Palm Beach condo lists the papers that carry them.
It makes it more defined. Banyan Tree is a hospitality brand first; the developer sells the service culture of its resorts, installed in an OMA tower, with Yabu Pushelberg interiors and a full spa floor. The owner gets a standard written somewhere, and a brand that can be held to it. The cost is the licence, which sits in the budget, and a brand that may change its terms. Olara is not branded; its service comes from the operators it has contracted, Jose Andres Group for dining, Arch Amenities for the spa, Sollis Health for the medical concierge, The Wright Fit for the fitness centre. Those contracts can be read, and they can end. Caretta, South Flagler House and Alba run on the developer's own program and the association that follows it.
Read what the branded residence premium buys before deciding whether a name is worth its line in the budget.
Olara suits the owner who wants a building that runs on staff rather than on neighbours, with a boat below and a restaurant downstairs. You give up intimacy; 275 homes and 80,000 square feet of amenity is a resort, and a resort has a resort's budget. See Olara: is it worth it and the amenities at Olara.
Banyan Tree Residences suits the owner who wants a hotel's manners in a building of 88 homes, and resort privileges in more than 20 countries. You give up a published delivery date. See what the Banyan Tree brand does.
Caretta suits the Juno Beach simplifier who wants the chores done, with the beach and Jupiter Inlet ten minutes away. You give up Palm Beach proximity and a published date. See the amenities at Caretta.
South Flagler House suits the owner who wants Stern architecture and a full amenity suite with March 2027 as the date. You give up the deepest staff list on this page. See South Flagler House: is it worth it.
Alba Palm Beach suits the owner who wants to move in now with a boat at the door and 55 neighbours. You give up the operator-run program; the service here is the building's scale. See Alba: is it worth it.
Who should I call about buying in West Palm Beach places the five, and which new West Palm Beach condo is best for wellness reads the same buildings for the spa floor. For the medical line on its own, read is a doctor on call in a condo worth it. The desk asks each developer for the staffing plan and the à la carte price sheet, in writing, before you 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.
