Beach Club Two Oceanfront Condo With Spectacular Views at the Right Price

November 20, 2012 By

As we have written over the years, when a buyer is looking for spectacular direct ocean views, spacious condominium in a newer building, the best value on a dollar per square foot basis is the Beach Club in Hallandale Beach.

We have  for sale the most sought after floor plan.  Unit 1701 at in Tower Two at the Beach Club.  It is over 2000 square feet 3 bedroom 3 baths.  The footprint of Tower Two is closest to the ocean and this unit is a corner unit with a wrap around balcony.  It is the type of floor plan that when you walk through the doors you say “WOW”.  The entire apartment is floor to ceiling windows.  You feel as if you are on a cruise ship.   The living area is an open floor plan and the bedrooms are spaciously appointed with ample closet space.  The balcony is over 600 square feet and wraps around the corner offering intracoastal as well as oceanfront views.  You can comfortable have several seating areas arranged on this large balcony.  The 17th floor is a desirable mid level floor, not too high up.

It is being offered for$1,099,000 which is $524 per square foot.  How does that compare to other buildings along the coast for a premier unit with direct ocean views?

When comparing oceanfront condominiums, not only does the footprint of the building have to be on the sand but the condominium itself must have a comparable view, and the building has to be approximately the same age. All buildings are not alike and there are differences in the quality of service and level of luxury.  For the sake of this exercise,  we are comparing just the real estate.

Here are some comparisons:

Trump Hollywood- Unit 2101- 2088 square feet asking $1,595,000: $763 per  square foot

Trump Palace in Sunny Isles Unit 4902- 2167 square feet asking $2,074,000: $957 per square foot

Jade Beach in Sunny Isles- Unit 805- 2105 sq.ft. asking $1,950,000: $926 per square foot

Canyon Ranch North Tower- Unit 3201 2436 sq.ft. asking $2,575,000: $1057 per square foot

So in the South Florida oceanfront real estate market today, Beach Club in Hallandale Beach 01 line is a spectacular oceanfront condominium at offered at an attractive price.

 

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Ultra Luxury Oceanfront Condos-New Construction

September 2, 2012 By

For the past several years, in the South Florida oceanfront condominium market there has been virtually no new construction under way.  That has recently changed.  New construction has emerged in the ultra luxury market.  There are several eye opening projects underway that are very unique properties targeted to the very high end market.

Regalia in Sunny Isles.  The location of this ultra luxury property is outstanding.  It sits at the Southern most point of Golden Beach which is a small city composed of only homes. The views of any of the units in Regalia would be unobstructed looking north. It is the northern most point of Sunny Isles.  This is a boutique building consisting of just 39 residences. Each residence has an entire floor with 360 degree views and wrap around balconies.  Truly an exceptional property. Prices range from $6 million.  Construction is well underway.

Porsche Design Tower in Sunny Isles- An exclusive offering of just 132 units in the heart of Sunny Isles. Each unit will have large living spaces, high ceilings, very large balconies and a very unique feature; a car elevator that will  that offers security and privacy.

Mansions at Acqualina in Sunny Isles.  The amenities of the luxury hotel are on property and offer  large, over 4000 square feet oceanfront condominiums.  The spaces are unique and the services available include fine dining, white glove hotel service and much more.  Amongst the offering is a 15,000 square foot penthouse offered at $50 million.  There are 74 Sky Mansions offered. Prices start at $5.9 million and over $270 million in sales has been reported to date.

REVISED 9-7-12

Chateau Beach Residences- A single tower rising 33 floors from an elevated podium.  An exclusive 84 residences designed by the internationally renowned Uruguayan sculptor Pablo Archugarry.  Residneces range from a 2 bedroom 2 bath 1557 square foot unit to  a four bedroom 6 and one half direct ocean masterpiece.

The construction cranes are appearing along the coast once again but for now they are focused on the ultra luxury oceanfront condo market.

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What 3 Bedroom Oceanfront Condos Are For Sale in Miami Beach?

August 27, 2012 By

There are options for buyers needing at least 3 bedrooms on the ocean in Miami Beach in a relatively new building (post 2004). As is anywhere, the options vary in quality and level of luxury and location.  The prices start at just under $2.1million and go up from there.

South Beach south of Fifth Street offers the most expensive options available. The Continuum and the Apogee South Beach offer several very large condos exceeding 4000 square feet of living space in the most prime real estate in South Florida.The highest priced oceanfront condominium today is  a penthouse at the Continuum in South Beach.  It has plenty of space, over 11,000 square feet,   6 bedrooms 7 and one half baths, rooftop pool, private elevator and staff quarters. Asking price is $39,000,000.    If this masterpiece is more than you would like to spend there are other more modest options available at the Continuum offering 3, 4 and 5 bedrooms averaging around $1500 square foot.

The Caribbean on 38th and Collins is a wonderful building in a great location.  It consists of two towers, North and South. The South Tower is a new ground up structure and the North Tower is a renovated gem capturing the Art Deco essence of old Miami Beach.  Very few units come on the market but there a few opportunities at around $1100 square foot for a premier direct oceanfront condo.

Canyon Ranch Miami Beach has just one 3 bedroom 3100 square foot  penthouse in the South Tower offered at $1033 per square foot. This is a large unit for Canyon Ranch. Canyon Ranch is of course all about the lifestyle and outdoor spaces.

As we move into season, we are  expecting the world wide demand to continue and sales for these premier properties to continue at the very brisk pace that we have seen throughout the summer.

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Apogee Beach Hollywood-Direct Ocean for Under $650 Square Foot

July 17, 2012 By

In South Florida whether looking in Miami Beach or up the coast to Sunny Isles, Fort Lauderdale or  Boca Raton, there are a few options for large square footage in a luxury building for under $650 per square foot.  There is one oceanfront condo under construction with only a handful of units left in that price range.  That building is the Apogee Beach in Hollywood.  This is a small building with only 49 residences and at the time of this blog post there are only 5 units remaining.  The units are all decorator ready and need to be finished out.  The price to finish it out will of course depend on style, taste and budget.

All the condos remaining offer direct ocean views and have over 3100 square feet of interior living space.  The floor plans are 4 bedrooms 4 and one half baths plus a den. Modifications can be made to convert it to a 3 bedroom if desired.  Construction is well underway with an estimated completion of Summer of 2013.

Apogee Beach is located minutes from the Fort Lauderdale airport and is centrally located to many desirable locations such as Boca Raton, Aventura or Miami Beach.

How do other oceanfront condominiums compare to Apogee Beach?  Here are sample pricing of other condominiums along the coast that offer living spaces above 3000 square feet in a relatively new building with direct ocean views:

Miami Beach-

Canyon Ranch South Tower PH2- $1033 square foot

Sunny Isles

Turnberry Ocean Colony Unit 2303 $1106 square foot

Trump Towers Unit 3201- $849 square foot

Hollywood

Diplomat Residences  Unit 2002- $582 square foot

Trump Hollywood Unit 1204- $547 square foot

Fort Lauderdale

Las Olas Beach Club unit 2203- $576 per square foot

Boca Raton

One Thousand Ocean- $972 square foot

There are many choices along the coast for oceanfront living. If you are looking for new construction that you can finish out to your specifications and taste, are looking for a well priced large unit, you should consider Apogee Beach. I have floor plans and pricing for the available limited inventory so contact me if interested.

 

 

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What Will it Cost for Premier Views in an Oceanfront Condominium?

June 1, 2012 By

In every building along the South Florida oceanfront coast there is a line that is the most preferred.  Oftentimes it is the Southeast corner, ocean facing, whereas the northeast corner would be the second in demand.  In the newer buildings, the original developers designed those lines to be the premier lines and were priced accordingly.

Those preferred lines are oftentimes the largest and most expensive. Some buildings such as the Trump Towers, the Oceans in Sunny Isles  and Ocean Palms in Hollywood, have been constructed with only one east facing unit in the building. There is no doubt that these are clearly the premier lines. At the Ocean Palms, for example, the 08 line is over 3000 square feet or direct ocean front living wrapping around the entire east end of the building. Clearly and exceptional living space with exceptional views. Prices today average $476 to $517 per square foot for this premier line.  Hollywood prices consistently run less per square foot than Sunny Isles, Miami Beach or Fort Lauderdale.

The Trump Towers offers the exceptional 01 line. Approximately 3000 square feet of direct oceanfront, 3 bedroom bliss.  These units absolutely offer the WOW factor as I have previously written about. At Trump Towers, the most desirable line is available for approximately $680 per square foot.

Moving Further South into Miami Beach, the fabulous Caribbean at 37th and Collins offers a 2300 square foot Southeast direct oceanfront line, the 02.  This premier line will run around $1230 per square foot.

These examples that I have provided, will give you an idea of the variance in pricing. As stated, location has a huge influence on price but that is not the only factor.  There is quite a difference in the level of luxury from building to building as well.  Sunny Isles is a great example. One of the finest luxury buildings, Turnberry Ocean Colony, will run just under $1000 per square foot for a premier unit, whereas other buildings in Sunny Isles will be closer to $500 per square foot.

Although, the developer offered inventory for new construction is running very low due to outstanding sales, there are a few still left.  Trump Towers Hollywood there is an 05 unit available, southeast corner offered at just under $500 per square foot.

There are two new ultra luxury construction projects on the horizon that will offer exceptional views  The Porsche Tower in Sunny Isles is in presoncsturciotn stages and will offer units ranging from 3500 to 9000 square feet along. This unique project will offer an elevator for your car that whisks it up to your floor.

The long awaited Regalia situated at the northernmost point of Sunny Isles.  The location is so fantastic because it is at the beginning of the exclusive Golden Beach strip.  There will be an exclusive offering of only 39 full floor direct oceanfront residences.  Residences will have more than 7,600 square foot  of livable space. 5515 square foot interior and 2100 exterior. Prices start at just below $7 million.  This is a very unique very exclusive project that will now doubt attract buyers from all around the world.

South Florida’s coast from Miami Beach to Palm Beach has many premier newer buildings offering spectacular condominiums with direct ocean views.

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South Florida Oceanfront Condo Post Season Activity

April 29, 2012 By

Some of the buyers that I work with have the mindset to wait until after the peak season to move forward with buying an oceanfront condo. The thought process is that there may be more motivation from the sellers now that South Florida is in a “slow season”.  There has not been a slow down in sales along the coast for new oceanfront condos. In fact, there is an increase in activity.

Here are some statistics that reflect the Post Season Sales activity in Miami Beach and up the coast including Sunny, Isles, Bal Harbour, Hollywood -Hallandale, and  Fort Lauderdale.

The information provided below is based on information from the MLS and it reflects oceanfront condos built after the year 2000.

  • The the past 30 days 101 condos were sold and are pending closings.
  • 35 sales were for over $1 million dollar list price
  • 40 condos were on the market for 60 days or less
  • 22 condos were on the market for 30 days or less
  • 15 condos were on the market for 10 days or less
  • 20 of the 101 condos sold never had a price reduction
  • 21 of the sold condos had price increases prior to being sold
The oceanfront condo buildings with the most activity in the past 30 days are:
Those are the statistics as reported.  What I am seeing as I search for condominiums for my buyers are that the inventories are down considerably.  6 Months ago there were several options to choose from in a set price range in many of these key buildings.  The sales activity has absorbed so much inventory that now the choices are limited.
South Florida oceanfront condominium market has out performed every other market in the United States.

 

 

Filed Under: Beach Club Hallandale, Buying Real Estate, Canyon Ranch, Caribbean Miami Beach, Miami Oceanfront Condos, One Bal Harbour, Trump Towers-Sunny Isles Tagged With: , , , , , , , , , ,

Pre-Season Sales-What is Selling and for How Much: Part 2

September 21, 2011 By

 

 

 

 

 

 

 

 

 

 

 

 

My post yesterday discussed oceanfront condos and provided some very revealing statistics about the market.  I wanted to follow up yesterdays article with information on waterfront homes.  The data below refers to homes either on the ocean or the intracoastal.

In the past 90 days 17 waterfront homes over $1million have closed in either Broward or Dade counties.  Those counties include Miami Beach, Bal Harbour, Golden Beach, Sunny Isles, Hallandale/Hollywood, Fort Lauderdale, Lauderdale by the Sea, Lauderhill, Lighthouse Point and Pompano Beach.

The housing market is quite different than the condo market.  An oceanfront home in Golden Beach closed today.  It was listed for $8,800,000 and closed for $6,300,000. That sold at a 29% reduction! That home is 8718 square feet under air 6 bedrooms 8 and one half baths situated directly on the beach.
The Golden Beach home is a very unique property as there are not many homes in South Florida that are directly on the beach.  However, we are seeing greater discounts on homes then there are for condominiums.  It is all very location specific and home specific.

The data below provides some interesting details on the sales activity of waterfront homes in South Florida.

So here are some statistics on the 17 waterfront homes over $1 million that sold in the last 90 days.

2- Number of closed sales on the Ocean ( both over $6 million)
3- The number of homes sold that were on the market for less than 30 days
10, 242- The square footage of the largest home sold ( Lighthouse Point sold for $5,650,000)
1929- The age of the oldest house sold
2006- The age of the newest house sold
$1507- The most expensive per square foot price (Key Biscayne 4311 square foot home)
$205- The least expensive per square foot price ( A 2796 square foot fixer upper and a short sale in Deerfield Beach)
10- The number of homes that sold for more than 10% less than asking price
7- The number of homes that sold for less than 10% of asking price
17 out 17- All the homes sold had pools
2- The number of homes sold that were short sales
2- The number of homes sold that were bank owned
7- The number of homes sold in Miami Dade County
10- The number of homes sold in Broward County
213- The number of actively listed waterfront homes with this criteria
9- The number of homes currently under contract.

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Pre-Season Sales-What is Selling and for How Much? Part 1

September 20, 2011 By

 

 

 

 

 

 

 

 

 

 

 

 

We watch the market very carefully and I can feel and see trends as they occur.  Two years ago the big news was short sales and bank owned properties every where. That has certainly changed. Analyzing the statistics of what South Florida oceanfront condos have sold in the past 90 days is very interesting.  It is common knowledge that there are very few distressed properties on the market.

In fact, sellers are pricing there oceanfront condos close to what they are willing to sell it for.  The data revealed that within the past 90 days 75% of the sold oceanfront condominiums were sold within 90% of asking price.

Large spaces are in demand as well as unique properties such as the oceanfront villa at the Bath Club that sold for $5,700,000. In fact the Bath Club had a reported 5 closed sales. The building only hosts 200 residences and 5 sales in 90 days is remarkable.  Most all of the premier buildings such as Turnberry Ocean Colony in Sunny Isles, One Bal Harbour, Canyon Ranch, Diplomat in Hollywood, and the W on South Beach all had numerous sales reported.
In the past 90 days there has been 109 oceanfront condos sold and closed (priced above $500,00 and in building no older than 2004).

This data is reported from the regional MLS.  This data does not include all sales from new construction.

Here is a profile on what has sold in the past 90 days and other interesting statistics:

46 -# of condos sold  over $1million
50-# of condos sold over 2000 square feet
22 -# of condos closed at full asking price or above
82- # of condos that sold within 90% of the asking price
8 -# of condos sold that were Short Sales
3 -# of condos sold that were Bank Owned
17-# of oceanfront condos that were sold that were on the market for less than 30 days
74-# of condos sold in Dade County (includes, South Beach, Miami Beach, Bal Harbour, Sunny Isles)
35-# of condos sold in Broward County (includes Hallandale Beach, Hollywood Beach, Fort Lauderdale, Lauderdale by the Sea and Pompano Beach)
$7,500,000- The highest priced condo sold at the Apogee in South Beach
$2602- The highest price per square foot. Sold at the W South Beach
$255- The lowest price per square foot. Sold at the Sonata Beach Club

All this activity and season hasn’t even started.  Should be a very interesting winter !

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What Oceanfront Condo Can You Buy For $1 Million

August 31, 2011 By

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Many buyers from all over the world contact me  asking the same question…. “What Oceanfront Condo Can I Buy for $1million?” National and International buyers are seeking beachfront condos. There are specific actual neighborhoods all along the southeast Florida coast and prices vary according to location, location location.  Of course price is a driving factor but beyond that  all neighborhoods have their own personality, I always ask what type of lifestyle are you comfortable with.  As a buyer, do you want to be in the middle of activity walking distance to restaurants and night life?  Do you prefer a peaceful environment a comfortable driving distance from your activities? Do you prefer a large or small building? Is a full service building with many amenities important? Is direct ocean view critical? The following will provide information on various oceanfront condo options along the South Florida Coast offered for around $1million today.  Each property detailed below is very different in size, location, view and cost.

 

 

 

 

 

 

 

 

 

 

Condos in South Beach,  will be amongst the most expensive.  A buyer that wants to spend $1million and wants to be in South Beach can purchase at the  Continuum, residing at the southern most point of Miami Beach.  Prices in this amenity rich property would run around $1100 sq.ft. Today there is a one bedroom one and a half bath condominium at the Continuum North Tower consisting of 992 square feet on a low floor, listed for $1,100,000.

Moving north up the coast to 68th Street and Collins,  Canyon Ranch in Miami  is an option to consider.  Canyon Ranch Living is dedicated to living a healthy lifestyle.  No other property along the coast offers the extent of amenities and classes that Canyon Ranch offers.  Yoga, stretching, meditation and much more.

 

 

 

 

 

 

 

 

 

 

 

 

There is a 2 bedroom unit available in the Canyon RanchNorth Tower, 1290 square feet asking $1,090,000.  This is a unit that needs to be finished out as it is delivered “decorator ready” without floors, window treatments and paint.   Kitchens and bathrooms are complete.

Moving further north there are excellent options in Sunny Isles that will run under $600 per sq.ft.  Trump Towers in Sunny Isles has spacious 3 bedroom 3 bath units with 1935 square feet with an asking price of  $1,020,000.   This is also a “decorator ready”.

Hollywood and Hallandale Beach are north of Miami.  The Beach Club in Hallandale Beach offer spacious units with great ocean views at attractive prices.  On the 30th floor you can purchase a direct ocean view property 3 bedroom 3 baths with 2070 square feet, asking price $995,900. That is $480 square foot.  This condominium offers the best views for the money.

Up the street in Hollywood there is the magnificent Trump Tower Hollywood Florida.  This is a very elegant building with only 200 residences.  The finishings and amenities are top of the line.  There is a true concierge on premises to attend to any and all of your needs.  You can purchase a 3 bedroom 3 bath unit with 2088 square feet for $975,000.  The condos at Trump Hollywood are “decorator ready” as well, although there are a select few finished models for sale.

In Hollywood at the Diplomat Residences, you can purchase a 3 bedroom 3 and one half bath 2088 square foot condo for $975,000.

Beach Club Hallandale,beachfront condos in Florida, Canyon Ranch in Miami,Continuum South Beach,Diplomat Miami,Oceanfront Condos, Trump Miami,Trump Tower Hollywood Florida

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Trump Towers Sunny Isles Great Ocean or West Views at an Attractive Price

May 24, 2011 By

 

Where along the coast can you find an oceanfront condo with spectacular ocean views, large spacious rooms, newly built construction, full service amenities including restaurant on premises, minutes from the airports as well as minutes from the finest Miami Beach restaurants and shopping all for around $450-$500 per square foot?  Trump Towers Sunny Isles.

Sunny Isles is located just north of Bal Harbour. Moving south to a comparable building in Bal Harbour or Miami Beach prices will cost a minimum of $250- $300 per square foot higher. Moving to the south to South Beach, count on double the price.

Trump Towers Sunny Isles consists of three towers.  Tower One has been sold out for quite a while, Tower Two is about 90% sold out.  Sales for Tower Three opened in December and sales activity has been incredible. In 5 months 53% of the available units have sold.

Buyers are coming from all over the world to take advantage of today’s prices on the ocean.  The majority of transactions are cash and the inventories are moving.

There are 195 two bedroom units and 76 three bedroom layouts.  The premier direct oceanfront floor plan is a spectacular 2928 square feet of panoramic direct ocean views with an expansive balcony of 395 square feet.  As in many oceanfront buildings there is a premier line offering the largest square footage and the best views.  This floor plan in Trump Towers is highly sought after.

The west views on high floor are just about as good as it gets for west views. The floor plan offfers 1466 square feet of living space and another 225 square feet of balcony.  Trump Tower III is situated at the southern most end of Sunny Isles. Just south of Sunny Isles is Haulover State Park and the views are wide open to beach, intracoastal boating, mangroves and Florida at its natural state.   From a high floor in this floor plan your views include beautiful downtown Miami including the cruise ships docked at Government Cut.

The overall statistics are record breaking. Looking at just Sunny Isles data for all condominiums, inventories are down over 20% from 6 months ago.  Pending sales in the past two months are up almost 30%.

As all buyers today are looking for the right property at the right price, again, here is a brand new building priced right and selling fast.  The oceanfront condo market is very specific and supply is limited. Buyers who have been thinking about buying for years are coming forth.

Filed Under: Amazing Views, Buying Real Estate, Deals, Miami Oceanfront Condos, Trump Towers-Sunny Isles Tagged With: , , , , , ,
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