The information resource for Luxury Oceanfront Condominiums in Miami, Sunny Isles, Bal Harbour, Fort Lauderdale, Boca Raton and Palm Beach. (954) 632 3266

 

The Beach Club in Hallandale is a fantastic complex of three luxury oceanfront condos.  The building were complete in 2005 and 2006.   This is a great place to take a seasonal oceanfront rental for many reasons.  

The Beach Club has a fantastic  offering of amenities including beach service, several pools, a full spa and fitness center and it is DIRECTLY ON THE BEACH!.  Also,  there is nothing like the feeling of new construction and everything at the Beach Club feels new. 

Hallandale is a great location!   It is located near Fort Lauderdale International Airport and world class shopping.  Miami and Fort Lauderdale are easily accessable. Diplomat Hotel is within walking distance.

As of today, October 25, 2007 there are 130 rentals available.  65 of the rentals will accept terms for less than 12 months. Some owners want six months or longer but three months is an option for some as well.

Most of the one bedroom units are in the $2100- $3000  monthly range.  2 bedrooms run from $3000-$4000 monthly.   However because there are so many on the market there are exceptions.

For more information on the Beach Club including specifics on the amenities, check out our previous blog on the Beach Club Condos.

Renting for the season at the Beach Club will feel as if you are staying at a fine beachfront resort!

Entering the grounds of The Beach Club in Hallandale , you can clearly see that the Related Group has done it again.  The three towers were completed in 2005 and 2006 and emulate the cutting edge style and quality that the Related Group has become known for.  

The Beach Club features luxury style condominiums in a prime location, top of the line amenities and modern cutting edge ambiance.  Beach Club is less than one mile from the Diplomat Resort, minutes from Fort Lauderdale International Airport, as well as the world famous Bal Harbour Shops, Aventura Mall, Las Olas, and downtown Ft. Lauderdale.

The Beach Club consists of three luxury condos situated on nine acres of oceanfront property in Hallandale Beach.  Tower One has 44 floors, consisting of ten spacious units per floor.  Residents can choose from a one bedroom unit overlooking the intracoastal to a two bedroom, thee and one half bath with den model overlooking the Atlantic Ocean.
Beach Club Tower Two features 51 floors, consisting of 212 spacious units per floor.  Choose from a studio or one bedroom unit overlooking the Atlantic Ocean to a two bedroom 3 bath unit with your choice of the intracoastal and ocean views.

Beach Club Tower Three which has 33 floors, consisting of ten spacious units per floor. Beach Club Tower Three has the same layout plan as Beach Club Tower One.

Each Residence Features the Following Amenities:

• Solid wooden entry door
• Ocean and/or intracoastal views
• Large dining area
• Spacious living room
• Oversize terraces with glass railings accessible from bedrooms and living rooms
• Elegant smooth ceilings rising to 8′7.5″
• Floor to ceiling laminated windows with energy efficient tinted glass
• top of the line stackable washer and dryer
• High efficiency central air conditioning and heating unit
• Sprinkler fire protection system
• State of the art telecommunications wiring including high speed cabling
• European style kitchen cabinetry
• Granite counter-tops
• High end appliances
• Whirlpool tub
• Walk in marble showers
• Marble flooring in wet areas

The Beach Club Amenities

• 50,000 sq. ft. club space
• Full service restaurant
• Juice bar with pool and beach service
• Fine free weight equipment
• state of the art cardio equipment
• Aerobic studio
• His and hers lounges
• Treatment rooms
• Jacuzzi
• Cold plunge pool
• Eucalyptus steam room
• Redwood Saunas
• Relaxation area
• Sun Deck
• Numerous Pools with walkways easily  accessible for all buildings.
• Full service spa which offers treatments for massages, facials and relaxation

In each tower there are two lines of units that are direct oceanfront corner units:

Tower 1

• The 01 line is the northeast oceanfront corner
• The 04 line is the southeast oceanfrontcorner 

Tower 2

• The 01 line is the oceanfront northeast corner
• The 02 line is the southeast oceanfront corner 

Tower 3

• The 01 line is the northeast oceanfront corner
• The 04 line is the southeast oceanfront corner 

There are currently as of today (October 25, 2007)

The total complex consists of over 1200 units and there are , as of today (October 25, 2007) 278 units available for sale. That is about 23% of the total building.  In this current market for new construction, that number is not bad.

Prices range as follows:

Studios

• 4 available
• 811 sq. ft.-844 sq.ft.
• Ranging in price from $399,900-$599,000

1 bedroom units

• 30 units available
• Ranging in size from 844 sq.ft.-1087 sq.ft.
• Ranging in price from $375,000-$750,000

2 bedroom units

• 90 units available
• Ranging in size from 1086 sq. ft. to 2122 sq.ft.
• Ranging in price from$359,900-$1,100,000

3 bedroom units

• 133 units available
• Ranging in size from 1570 sq.ft.-3139 sq.ft.
• Ranging in price from $$570,000-$2,595,000

There have been a reported  51 closed sales in 2007

• The lowest priced closed sale was$370,000 for a one bedroom. Approximately $424 sq.ft.
• The highest priced closed sale was $1,950,000 for a 3 bedroom penthouse.  Approximately $759 sq.ft.

Maintenance runs approx.  $.54 per sq.ft. unit.

 The Beach Club presents a great opportunity for buyers due to current market conditions and the number of units on the market.  There are some preforeclosure opportunities available as well. 

In conclusion, The Beach Club in Hallandale is a fantastic new luxury oceanfront condominium.  The Beach Club provides magnificent South Florida beaches, all the amenities you could possibly want,  and a great location.

 

When I speak to people that are not familiar with South Florida I am often asked, “does it cost the same to purchase a condo on the water in Miami as it does in Ft. Lauderdale ?.”

The answer to that question is no. Generally speaking, buying an oceanfront condo in Miami will will cost more than purchasing in Ft. Lauderdale. When I say generally speaking, of course a newer building with a full array of amenities in Ft. Lauderdale will probably cost more then an older building with no amenities in Miami. But basically, comparing apples for apples, Miami is more expensive. Palm Beach County is still another totally different profile. I will address Palm Beach in an upcoming Blog.

I would like to clarify for my readers which oceanfront cities/subdivisions are in Miami Dade and which oceanfront cities are in Broward County (often referred to as Ft. Lauderdale).

Miami Dade County Includes The Following Cities/Subdivisions:

• Coral Gables
• Coconut Grove
• Key Biscayne
• South Beach
• Miami Beach
• North Bay Village
• Normandy Isles
• Surfside
• Indian Creek
• Bal Harbour
• Sunny Isles Beach
• Golden Shores
• Aventura
• Golden Beach

Broward County Includes the Following Cities/Subdivisions:

• Hallandale
• Hollywood
• Dania Beach
• Ft.Lauderdale Beach
• Lauderdale-By-The Sea
• Sea Ranch Lakes
• Hillsboro Beach
• Pompano Beach
• Lighthouse Point

Each listed city has its own unique characteristics. Many are are known for their magnificent oceanfront condos but some of the those cities are primarily private single family houses.

Below are two charts that provide you with the sale price per square foot for waterfront condos over $1 million. This data represents all sold properties on the water and does not differentiate age of building, amenities or other factors. This information is to provide a general idea of price per square foot.

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There  are two interesting luxury preconstruction projects underway, for those who want to live in a low rise condominium on the ocean instead of a high rise. 

The Mystic Palms townhomes are 8 exclusive townhomes directly on the sand each with private roof decks and a pool as well as a private elevator.  Each unit will have 3 bedrooms plus a media room  and a 2 car garage.  Additionally all units will include gas for professionals chefs, secured entry system with cameras as well as extensive high tech cabling to support the latest technology needs.  Each townhome will have fantastic direct ocean views. 

Prices are from $1.4 million to $3 million.  Word has it that a singing celebrity from one of the most famous boy bands has purchased one of the units .

 Another option is the The 4-story Villas by the Sea in Lauderdale-by-the-Sea.  It is an attractive alternative if you don’t want to be any higher than the 4th floor.  Only 21 units will be in the Oceanfront South Building which will be directly on the sand.   These units will feature layouts approximately 1300- 1500 square feet of living space.   Prices will start at $1 million.  Every residence will feature expansive balconies, granite countertops, hurricane impact windows and parking underneath the buildings. There will also be a two-story oceanfront clubhouse overlooking a 600 foot stretch of white sand beach.  The facility will include exercises and club rooms as well as a beautifully landscaped pool area with a spa and shade cabanas. Villas by the Sea is ideally located less than 10 miles from the Fort Lauderdale International Airport, downtown Fort Lauderdale and less than 10 miles from Boca Raton.

Both projects are in the preconstruction stages.  We will update the progress on these projects so do check back. 

It’s great to be in South Florida and have access to so many great cultural events.  Now in its 22nd year, The Fort Lauderdale International Film Festival (FLIFF) will present over 200 films from around the globe.  Filmmakers and celebrities will attend many screening and events over the 37 day festival. 

The FLIFF website has all the information you need with respect to film schedules, events, and even how to submit a film.  

The event opens with a comedy “The Grand” which will be shown at the Miniaci Performing Arts Center.  Following the Florida Premiere of the film there will be an opening night gala themed “Dancin with the Stars”. And there will be many parties open to all and many private aboard yachts and local “hot spots.  Click here for a link to the parties and special events being held.  

 

What are the monthly maintenance fees?

Not only what are the fees, but what do the fees cover?  Some fees include some utilities.

Have there been any assessments or are they planning to have any assessments? 

If there have been assessments in the past find out what they were for. You will want to know if  there were major renovations or upgrades recently completed.  If they are planning any assessments you will of course want to know that as well.

Who is managing the condo and how long has the managment been in place?

Find out it it is professionally managed and if the management team has been there for a while.

 Is there any litigation underway with the building?

What are the pet restrictions?

What are the renter restrictions?

Be sure you get your condo docs.

In Florida, the seller must provide a set of condo docs to you within three days of an effective contract.  They buyer then has three days to cancel, once the condo docs are received.

In 1931, Giuseppe Cipriani opened Harry’s Bar in Venice.  “True style is cingular and timeless. Cipriani’s vision was clear: to do the simplest things,  perfectly.”

The Cipriani Ocean Resort and Club Residences is set to open mid 2009, Located at 32nd and Collins,    A stunning,tower which will consist of 66 private Club Residences ranging in size from 1,100 sq.ft. to a massive 10,600 sq.ft. Penthouse.  All of the private residence and the 209 hotel suites will be catered to by the Cipriani hallmark of service and discretion. Prices will range from $1 million to $33 million.   Residents will enjoy superb craftsmanship of fine appointments, incredible views and the complete range of Cipriani services, known world wide.

Just a taste of the amenities….

• 600 Feet of World Famous Beach Front
  Full Service Spa with Barber and Salon
  Health Club with Personal Trainers
  Signature Cipriani Restaurants
  Beach Cabanas with Food and Drink Service
  Three Seaside Swimming Pools with Private Cabanas
  Landscaped Gardens
  Grand Ballrooms
  Business Lounge
  Cipriani 24 hour International Concierge Service
  Valet Parking, On-Site Garage and Limousine Service
  Cirpirani-Trained Housekeeping Service
  Exclusive Cipriani Boutique
  Premium Bedding
  Childcare and Babysitting Services
  Personal Shoppers and Delivery
  24 hour Room Service
  Laundry and Valet, Including Seamstress Services
  International Newspaper Delivery
  Videos on Demand
  Butler Service
  Afternoon Espresso and Tea

Check back soon for the progress and updates on this exciting project.

This newly completed 29 story luxury oceanfront condo in Hollywood has many units on the market with a very wide range of prices. This appears to be quite indicative of other newly completed luxury oceanfront condos in south Florida.

In my previous post we provided statistics on the average cost per square foot for the offering price and for the actual sale price. The Diplomat is averaging $446 and $430 respectively. When we look at the exact inventory of units on the market, there is a tremendous price spread. There is a unit on the market priced out at a high of $614 per square foot for a 4800 sq.ft. penthouse.

On the other end of the scale is a spacious 3 bedroom 2779 square foot unit being offered on the 11th floor for $899,900. That works out to $323 per square foot. Click here to see more information on the 3 bedroom unit.

In between the high and the low are 47 units on the market. Some of the units are decorator ready and some are completely finished out.

As we have written before, there are tremendous buying opportunities right now. The Diplomat Oceanfront Residence is an oceanfront luxury residence with numerous amenities. The inventory on the market would offer a buyer many to choose from. Additionally, there are investors who bought in looking to liquidate their investments. This again all points to great advantages for buyers.

The Diplomat Oceanfront Residence, offers a wide array of amenities including a lushly landscaped arrival court, and elevated pool deck and spa, six high speed private elevators, a state of the art fitness center and surround-sound owenr’s theatre as well as 24 hour controlled access and concierge services.

Condominium owners at The Diplomat Oceanfront Residence, will have access to select services from the Westin Diplomat Resort & Spa as well as complimentary shuttle service to and from the Diplomat Country Club where you can enjoy an 18 hole par 72 championship golf course, an outdoor pool and a fully equipped fitness center. including access to a 30,000 square foot European spa.and tennis.

For those New Yorkers, the dinner only steakhouse has its own butcher shop featuring the same trademark meats provided to the renowned Peter Luger Steakhouse.

To give our readership a better insight into newly constructed Fort Lauderdale oceanfront condos, we are providing you below with statistical data on 6 new oceanfront buildings in Fort Lauderdale; The Aquazul, Beach Club, Diplomat, Europa, Las Olas Beach Club and Ocean Palms. When we reference Fort Lauderdale we are including cities that fall within Fort Lauderdale, including Lauderdale by the Sea, Hallandale, Hollywood and Fort Lauderdale Beach.

Each one of the buildings highlighted has been completed within the last 2 years. This data will show you the average list price and average closed sales per square foot. Each oceanfront condo has its own unique qualities and characteristics. One of the most apparent factors is the building size. Below is a chart comparing the total number of units in each of the buildings we have selected.

We selected these 6 buildings as good indicators of the new higher end oceanfront condos. We will be providing additional data on these and other properties in the coming weeks.

The data was based on information from the Southeast Florida Regional (SEFR) MLS. Best effort was made for accuracy however; when certain data required was incomplete estimations were made.

There is a 2 bedroom 2.5 bath completely finished unit on the 18th floor being offered as a short sale.  It is 1733 sq. feet making that $331 a square foot.  That is around 20% below market value and if the bank accepted the offer, that would certainly break new ground in the new luxury Fort Lauderdale oceanfront condo arena.  Click here for more information.