If you have been watching Miami Beach for the next standout condo opportunity, you have probably noticed one thing: the pipeline is not sprawling, it is selective. New projects are landing on rare sites, often with major design teams, hospitality-style amenities, and timelines that require careful review. If you want to understand which developments matter most, where new supply is actually concentrating, and how to think about the trade-offs between lifestyle, location, and delivery, this guide will help you sort through it. Let’s dive in.
Why Miami Beach New Development Stands Out
Miami Beach is not seeing broad, uniform condo growth across the island. According to the City of Miami Beach planning framework, approvals are shaped by land development regulations, board orders, and preservation criteria, which naturally limits where and how new projects move forward.
That is a big reason today’s most notable developments tend to be concentrated in a few pockets. Instead of endless inventory, you are looking at a more curated pipeline where location, entitlement status, and design pedigree carry real weight.
North Beach Leads the Pipeline
If you want to know where the center of gravity is, look to North Beach. The city created the North Beach CRA in 2021 to advance the NoBe Master Plan, and zoning updates in the North Beach Town Center and oceanfront overlay have helped support a new wave of projects.
That public planning work is being matched by investment in the area’s public spaces. Ocean Terrace Park opened in 2025 as a five-acre beachfront park with a pedestrian promenade and water features, adding another visible signal that North Beach is a key growth corridor.
For buyers, this matters because North Beach offers the widest mix of new-construction options right now. You will find everything from boutique oceanfront residences to larger condo buildings with more varied entry points.
Mid-Beach and South Beach Stay Rare
While North Beach is seeing the most supply, Mid-Beach and South Beach continue to hold some of the rarest branded and oceanfront opportunities. These projects are generally smaller in scale, more design-driven, and more tightly tied to hospitality and service.
That means your choice in these areas is often less about volume and more about fit. If you are drawn to a specific stretch of beachfront, a branded residence, or a more private ownership experience, these submarkets deserve close attention.
Miami Beach Condo Developments To Watch
The Perigon Miami Beach
The Perigon at 5333 Collins Avenue is one of the headline projects in Mid-Beach. It is planned as an 18-story tower with 73 residences and a target occupancy of Q2 2027.
Official materials highlight architecture by OMA, interiors by Tara Bernerd & Partners, and landscaping by Gustafson Porter + Bowman. The residences are paired with private elevator entries, oversized terraces, an oceanfront restaurant and speakeasy, a beachside pool, and a wellness center.
For you as a buyer, The Perigon stands out for its combination of strong design identity and full-service lifestyle programming. It reads as a highly curated oceanfront offering rather than a large-scale tower.
Aman Residences, Miami Beach
Aman Residences at 3425 Collins Avenue is another major Mid-Beach project to watch. OKO Group said vertical construction began on August 13, 2025, and the project remains on track for 2027 delivery.
The plan calls for an 18-story tower with 22 residences, alongside a hotel and private residential amenities. Resident offerings include a pool, Aman Spa, and exclusive dining venues, while the preserved Versailles Hotel next door is slated to contain 56 hotel rooms.
This is one of the clearest examples of how Miami Beach luxury new development is leaning into hospitality and wellness. With only 22 residences, it also sits firmly in the boutique, privacy-oriented category.
The Shore Club Private Collection
The Shore Club Private Collection at 1901 Collins Avenue brings another ultra-limited oceanfront option to South Beach. Witkoff describes it as a reimagined retreat with 49 residences and a 75-key luxury hotel.
Architecture and residential interiors are by RAMSA, hotel interiors are by Bryan O’Sullivan Studio, and landscaping is by Island Planning Corporation. As of November 24, 2025, Witkoff said the foundation pour was complete and more than 85% of the residences had already sold.
For buyers, that sales pace is important context. It suggests that premier South Beach inventory can move quickly when location, brand, and design align.
Ocean Terrace Residences
Ocean Terrace Residences is one of the defining projects in North Beach. The official plan describes two sculptural glass towers set across five acres with 350 feet of ocean frontage.
The residential mix includes 52 boutique residences in a dedicated 20-story tower and 24 resort residences in the hotel tower. The project team includes RAMSA, Revuelta Architecture International, Enea, and Raymond Jungles, and industry reporting said it surpassed $200 million in presales after launching sales in October 2025.
This project is worth watching not just for the residences themselves, but also for the broader area momentum around Ocean Terrace Park and the city’s larger North Beach public-realm improvements.
PALMA Miami Beach
PALMA at 600 71st Street offers a different entry point into the new-construction conversation. Lefferts lists it as a 14-story mixed-use project with 126 condominium residences.
The project includes Built Form Architecture, a third-floor lounge, a pool deck overlooking Indian Creek and Allison Island, and a fitness center. Mid-2026 reporting said foundation work was underway and starting prices were around $650,000.
That pricing makes PALMA especially notable in this cycle. Compared with the smaller branded oceanfront projects, it represents a more accessible tier of new development in North Beach.
72 Park and 72 Carlyle
At 580 72nd Street, 72 Park was completed in spring 2025 and includes 266 residences in a 22-story building. Lefferts says it is the first new luxury tower on Miami Beach to permit short-term rentals, which makes it a distinctive option in the local market.
Nearby, 72 Carlyle is being positioned as a roughly 20-story luxury condominium with 134 residences and about 45,000 square feet of amenities. The project’s stated features include Piero Lissoni design, a resort pool, padel court, spa, chef’s lounge, sky terrace, and private beach club access, with construction slated to start in 2027.
Together, these two projects show how North Beach is serving more than one buyer profile. You have one completed building with unusual rental flexibility, and another future project leaning heavily into design and amenities.
The Raleigh Site
The Raleigh site at 1775 Collins Avenue is one to watch closely, but with caution. In July 2026, Miami Beach Planning Board materials showed a new owner seeking land-use and comprehensive-plan amendments to increase FAR and add floors for a new residential tower.
Reporting in July 2026 said the latest concept included a 52-unit condo tower plus 80 hotel rooms. At the same time, the height question remained unresolved, which means this is still a proposal shaped by an active approval process.
If you are tracking future South Beach supply, the Raleigh site matters. If you are evaluating timing, though, it belongs in the longer-range category rather than the near-term delivery group.
The Former Deauville Site
The former Deauville site at 6701 Collins Avenue remains another major wildcard. Planning materials in 2025 described a North Beach Oceanfront Overlay and a substantial mixed-use rebuild, but the project was still in a politically sensitive and deferred posture in mid-2025.
For now, this site is more important as a signal of long-term potential than as a practical near-term buying opportunity. It may shape the future of North Beach, but it does not belong in the same timing bucket as projects already under construction.
What Today’s Amenities Say About the Market
Across Miami Beach, the newest condos are increasingly being positioned with a private-club feel. Oceanfront dining, beach clubs, wellness centers, spas, concierge-style services, and hotel partnerships show up again and again in current project materials.
For you, that means comparing projects goes beyond floor plans and views. You also need to think about the service model, daily lifestyle, and whether you want a residence that feels more residential, more resort-like, or somewhere in between.
Why Design Pedigree Matters More Now
One striking theme across the current pipeline is the concentration of prominent design teams. OMA, Kengo Kuma, RAMSA, Piero Lissoni, Tara Bernerd & Partners, Revuelta Architecture International, Enea, Gustafson Porter + Bowman, and Raymond Jungles all appear in active Miami Beach projects.
That does not happen by accident. In a market with limited new sites, developers are clearly using architecture, interiors, and landscape design as key differentiators.
For buyers, this makes design literacy more important. Two projects may both be new and waterfront, but they can deliver very different experiences in privacy, scale, livability, and long-term appeal.
How to Compare These Projects Wisely
If you are considering Miami Beach preconstruction or newer inventory, keep your evaluation focused on a few practical issues.
Check the Delivery Timeline
Not every project sits at the same stage. Aman and Shore Club are already in construction, The Perigon is targeting Q2 2027, and other projects such as Ocean Terrace, PALMA, 72 Carlyle, Raleigh, and the Deauville site remain in earlier sales, planning, or approval phases.
That distinction matters because timelines can shift. A near-term delivery and a longer-range proposal should not be valued the same way in your decision-making.
Understand the Neighborhood Micro-Market
Miami Beach is not one uniform condo market. North Beach is currently where most new supply is clustering, while Mid-Beach and South Beach continue to offer some of the rarest branded and trophy oceanfront inventory.
Your best fit may depend on whether you value a growing district with more options, or a more limited beachfront setting where inventory is tighter and often more exclusive.
Review Rental Rules and Use Case
Your intended use should guide the shortlist. For example, 72 Park stands out because it permits short-term rentals, which is unusual among Miami Beach luxury new development.
Other projects such as Aman, Shore Club, The Perigon, and Ocean Terrace appear more aligned with a lifestyle-driven ownership model built around service, privacy, and second-home appeal. That distinction can have a big impact on how a property fits your goals.
Watch Approval and Entitlement Risk
In Miami Beach, approvals can hinge on overlays, historic status, beach access provisions, and broader public-realm considerations. The city’s planning process is detailed, and some sites face more complexity than others.
That is why early-stage projects require a different level of scrutiny. Before you fall in love with a concept, it is worth understanding what has already been approved and what still needs to happen.
What This Means for Buyers in 2026
The current Miami Beach condo pipeline tells a clear story. North Beach is the most active area for new supply, while Mid-Beach and South Beach remain home to some of the rarest high-design and branded opportunities.
Just as important, today’s developments are not competing on square footage alone. They are competing on design teams, amenity ecosystems, service models, and the strength of the surrounding public realm.
If you are exploring where to buy next, the smartest move is to look past the brochure and compare each project through the lens of timing, use case, design quality, and neighborhood context. That is where real clarity starts.
If you want tailored guidance on Miami Beach new developments, preconstruction strategy, or luxury condo opportunities that fit your goals, connect with Susan Trevisa.
FAQs
Which Miami Beach area has the most new condo development right now?
- North Beach is currently the main growth corridor, supported by city planning initiatives, zoning updates, and public-realm investment such as Ocean Terrace Park.
Which Miami Beach condo developments are already under construction?
- Aman Residences and The Shore Club Private Collection are in construction, while The Perigon is targeting Q2 2027 occupancy.
Which new Miami Beach condo project allows short-term rentals?
- According to Lefferts, 72 Park is the first new luxury tower on Miami Beach to permit short-term rentals.
Which Miami Beach projects are considered more boutique?
- Aman Residences with 22 residences, The Shore Club Private Collection with 49 residences, Ocean Terrace’s 52 boutique residences, and The Perigon with 73 residences all fall on the smaller-count side of the market.
What should buyers review before choosing a Miami Beach preconstruction condo?
- Focus on the delivery timeline, approval status, rental rules, service model, amenity package, and the specific micro-market within Miami Beach.
