Complete guide to luxury new construction condominiums in Sunny Isles Beach, Florida | By Ron Eppinger Jr, 20+ years South Florida oceanfront expertise
Sunny Isles Beach has transformed from a modest 1960s motel strip into South Florida's premier location for ultra-luxury branded oceanfront residences. This 2.4-square-mile barrier island city, positioned between Bal Harbour and Aventura, now hosts more luxury branded condo towers than any other U.S. city, attracting international buyers seeking trophy oceanfront properties with full-service resort amenities.
Sunny Isles Beach appeals to buyers seeking full-service oceanfront luxury without the density of Miami Beach or the exclusivity premium of Bal Harbour. The city offers wider price ranges ($500K to $60M+) than its neighbors, making oceanfront living accessible to both international families and ultra-high-net-worth buyers.
Branded luxury dominates the skyline. Armani Casa, Porsche Design Tower, Bentley Residences, Estates at Acqualina, Ritz-Carlton, St. Regis, Trump towers, and other internationally recognized brands have chosen Sunny Isles for flagship residential projects. These developers invested billions creating resort-style buildings with amenities that surpass typical Miami condos.
The 2.5-mile beachfront features wide, well-maintained sand with less crowding than South Beach. Each building typically provides direct beach access, beach service, and oceanfront pools. The Atlantic here offers calmer conditions than further south, suitable for families with children.
Walkability remains limited despite recent improvements. Collins Avenue (A1A) serves as the main commercial corridor with scattered restaurants, shops, and services. However, the city lacks a true downtown or village center with concentrated walkable dining and retail. Most residents drive to nearby Aventura Mall (5 minutes), Bal Harbour Shops (10 minutes), or other destinations.
The demographic skews heavily international, with significant buyers from Russia, Latin America, Europe, and the Middle East. English, Spanish, Russian, and Portuguese are commonly heard. This creates a cosmopolitan atmosphere but can feel disconnected from broader South Florida culture.
Sunny Isles offers a relatively quiet, family-oriented social atmosphere compared to Miami Beach's energy. You won't find nightclubs or loud beach bars. Social activity centers on building amenities, beach lounging, and family dining at casual restaurants along Collins Avenue.
Restaurants range from upscale options like Timo, Il Mulino, and The Pub to casual beachfront spots and international cuisine reflecting the diverse population. The dining scene doesn't match nearby Aventura or Bal Harbour in quality or sophistication, but provides adequate variety for daily needs.
Families with children dominate the buyer profile, attracted by safe beaches, building amenities, and proximity to A-rated schools. Retirees and second-home buyers also represent significant percentages. Young professionals seeking urban lifestyle typically choose Brickell or Miami Beach instead.
The city hosts community events including outdoor movies, concerts, and holiday celebrations at parks along the beach, creating a suburban beach town atmosphere rather than urban Miami vibrancy.
Collins Avenue (A1A) creates significant traffic challenges as the sole north-south route through the city. During peak hours (7-9am, 4-7pm) and tourist season (November-April), expect heavy congestion traveling through Sunny Isles.
The city installed traffic lights at nearly every cross street to improve safety, but this slows vehicle flow considerably. What should be a 5-mile drive through Sunny Isles can take 20-30 minutes during busy periods. Weekend traffic to and from the beaches adds to congestion.
Major event traffic: Art Basel (December), holiday weekends, and spring break create severe Collins Avenue gridlock. A trip to South Beach that normally takes 25 minutes can extend to 90 minutes during peak congestion.
Miami International Airport sits 30-35 minutes south via I-95 in normal traffic, extending to 60-75 minutes during rush hour. Fort Lauderdale International Airport provides an alternative 25-30 minutes north, often with lighter traffic and easier access.
Public transportation remains minimal. The free Sunny Isles Beach Shuttle provides limited local routes, but doesn't connect effectively to broader Miami transit. Residents need vehicles for practical daily living.
Sunny Isles Beach maintains South Florida's most active ultra-luxury preconstruction pipeline, with multiple branded towers under construction or in planning. The oceanfront corridor continues attracting developers willing to invest $500M-$1B+ in individual projects.
Important Note: Pricing for preconstruction units fluctuates based on market conditions, construction progress, sales velocity, and economic factors. The ranges provided reflect recent market activity but should be verified directly with developers for current availability and terms. Many projects offer early-buyer incentives that may no longer be available.
Bentley Residences
Developer: Dezer Development
Location: 18401 Collins Avenue, Sunny Isles Beach
Units: 216 luxury residences
Pricing: $5.5M - $35M (subject to market conditions)
Completion: 2027 (estimated)
Status: Under construction, actively selling
This landmark 60+ story tower features patented Dezervator car elevators allowing residents to park exotic vehicles inside their oceanfront units. Each residence includes private multi-car garage with glass walls showcasing vehicles as art. Floor plans range from 5,500 to 20,000+ square feet. Amenities include oceanfront pools, spa, fitness center, restaurant, movie theater, and resident-only beach club. Bentley Residences represents one of the most unique luxury concepts in U.S. real estate.
Estates at Acqualina
Developer: The Trump Group (not affiliated with Trump Organization)
Location: 17885 Collins Avenue, Sunny Isles Beach
Units: 79 ultra-luxury mansions in the sky
Pricing: $40M - $60M (subject to market conditions)
Completion: 2026 (nearing completion)
Status: Final units available
The pinnacle of Sunny Isles luxury, Estates at Acqualina offers full-floor and half-floor residences spanning 7,000-15,000+ square feet. Each estate features private pools on oceanfront terraces, separate staff quarters, and finishes rivaling single-family mansions. The project sits adjacent to the established Acqualina Resort, allowing residents access to resort amenities including beach service, restaurants, and spa. This represents the most expensive residential project in Sunny Isles Beach history.
Armani Casa Residences
Developer: Dezer Development
Location: 18975 Collins Avenue, Sunny Isles Beach
Units: 308 designer residences
Pricing: $3M - $40M (subject to market conditions)
Completion: 2026 (substantially complete)
Status: Final inventory available, building nearing completion
Giorgio Armani's first U.S. residential project brings Italian design sophistication to Sunny Isles oceanfront. The 56-story tower features Armani-designed interiors, custom Armani Casa furnishings, and sophisticated neutral palette reflecting the designer's aesthetic. Residences range from 2,200 to 7,000+ square feet with flow-through layouts capturing ocean and bay views. Amenities include oceanfront pools, restaurant, spa, fitness center, movie theater, and cigar lounge. The project appeals to design-conscious buyers seeking branded luxury with understated elegance.
Several major luxury towers completed construction between 2020-2025 and now trade in the resale market with immediate occupancy available:
Porsche Design Tower
Completed 2017, but remains among Sunny Isles' most iconic buildings. Units feature car elevators to residences. Resale units available $3M-$30M+ depending on size and floor.
Ritz-Carlton Residences, Sunny Isles Beach
Completed 2019. Full-service luxury with Ritz-Carlton hotel management and amenities. Resale units $1.5M-$15M+.
St. Regis Residences, Sunny Isles Beach
Completed 2023. Latest addition to Sunny Isles branded tower collection. Resale inventory emerging as early buyers list units. Pricing $2M-$18M+ based on recent market activity.
Muse
Completed 2019. Sunny Isles' tallest residential tower at 649 feet. Resale units $800K-$8M+ offering more accessible oceanfront pricing.
Several additional luxury projects have received approvals or remain in planning, though timing and execution depend on market conditions and sales absorption of current inventory. Developers typically don't launch new projects until existing towers reach 60-70% sales.
Available oceanfront development parcels have dwindled significantly. Most remaining opportunities exist on bay-side Collins Avenue or redevelopment of older buildings, suggesting Sunny Isles' explosive growth phase may be moderating.
Newest luxury inventory in South Florida: Sunny Isles offers the most recently built ultra-luxury towers with latest technology, building systems, and design trends. Buildings completed 2015-2025 feature smart home systems, advanced hurricane protection, and modern open floor plans that older towers lack.
Branded luxury concentration: No other U.S. city offers this density of internationally branded residences. Buyers access Bentley, Armani, Porsche, Ritz-Carlton, St. Regis, and other prestigious brands in one location.
Resort-style amenities: New buildings compete on amenity quality, resulting in facilities that rival luxury resorts. Private restaurants, expansive spas, kids' rooms, movie theaters, golf simulators, and beach clubs create self-contained resort living.
Wide price range: Unlike Bal Harbour's uniformly high pricing, Sunny Isles offers oceanfront condos from $500K (smaller units in older buildings) to $60M (Estates at Acqualina), accommodating diverse budgets.
Beautiful wide beaches: The city maintains excellent beach quality with regular sand replenishment. Beach width exceeds most Miami Beach areas, providing more space during busy periods.
Family-friendly environment: Safe beaches, building kids' amenities, A-rated schools nearby, and quiet atmosphere attract families. Crime rates remain low, and the city maintains visible police presence.
Strong rental demand: Oceanfront location and resort amenities generate consistent vacation rental and annual lease demand, supporting investment buyers seeking rental income.
Severe traffic congestion: Collins Avenue gridlock during season and events creates real quality-of-life impact. Getting anywhere requires patience and time. No viable public transit alternatives exist.
Limited walkability: Despite oceanfront location, daily life requires driving to Aventura Mall, Bal Harbour Shops, or other areas for quality dining and shopping. The city lacks a walkable downtown or village center.
Condo oversupply concerns: Aggressive building boom created significant oceanfront inventory. During market downturns, Sunny Isles has experienced price softness and slower absorption than exclusive areas with limited supply like Bal Harbour or Coconut Grove.
Very high HOA fees: Resort-style amenities require substantial maintenance. Monthly fees commonly range $1,500-$4,000+ for luxury units, impacting total ownership costs and rental yields. Some buildings assess special assessments for major repairs or upgrades.
Lacks authentic neighborhood character: The city feels more like a collection of luxury towers than an organic neighborhood. Limited local businesses, few long-time residents, and international transient population create less community cohesion than established areas.
International dependency: Buyer demand heavily relies on international wealth from Russia, Latin America, and other regions. Economic or political changes affecting these markets can significantly impact Sunny Isles pricing and sales velocity.
Hurricane exposure and insurance costs: Barrier island location creates significant hurricane risk. Insurance costs have increased dramatically in recent years, with some buildings facing 100-200% premium increases. Special assessments for hurricane repairs can reach tens of thousands per unit.
Distance from Miami cultural attractions: Located 20-30 minutes from Downtown Miami, Brickell, Design District, and Wynwood. Residents seeking urban culture, dining, and nightlife face regular long drives.
Ideal buyers: International families seeking new construction oceanfront with full-service amenities. Buyers wanting branded luxury and resort lifestyle. Second-home owners visiting seasonally who value building amenities over neighborhood walkability. Investment buyers seeking rental income from vacation rentals or annual leases. Buyers prioritizing newest buildings and latest technology over established neighborhood character.
Less suitable for: Buyers seeking walkable urban lifestyle with local restaurants and neighborhood feel. Anyone highly sensitive to traffic congestion. First-time buyers with limited budgets (though some sub-$1M options exist in older buildings). Buyers prioritizing low HOA fees and operating costs. Those seeking established neighborhoods with long-term community roots.
Sunny Isles functions as both end-user and investment market, unlike pure end-user markets like Bal Harbour. Many buyers purchase for personal use but rent units when not in residence, generating income to offset ownership costs.
Vacation rental yields: Oceanfront units in newer buildings can generate 4-6% gross annual returns through platforms like Airbnb and VRBO, though building restrictions vary. Buildings closer to $1M price points often generate stronger percentage returns than $10M+ penthouses.
Annual lease market: Families and professionals lease Sunny Isles units for $3,000-$15,000+ monthly depending on size and building. Annual leases provide stable income with less management intensity than vacation rentals.
Appreciation outlook: Sunny Isles has experienced boom-bust cycles correlating with international economic conditions. The area appreciates strongly during growth periods but can see price softness during downturns. Long-term appreciation has been positive but with more volatility than supply-constrained markets.
Preconstruction opportunity: Buying during construction typically offers 15-25% savings versus completed pricing, though delivery delays and market changes create risk. Assignment opportunities allow investors to sell contracts before closing if market appreciates during construction.
Sunny Isles Beach delivers the newest ultra-luxury oceanfront inventory in South Florida with unmatched branded tower concentration and resort-style amenities. Buyers prioritizing latest construction, full-service living, and oceanfront location find exceptional value compared to older Miami Beach buildings or more exclusive Bal Harbour pricing.
However, the city's traffic congestion, limited walkability, and lack of authentic neighborhood character create legitimate quality-of-life considerations. Daily living requires vehicle dependency and tolerance for Collins Avenue gridlock.
For families seeking safe beaches with resort amenities, international buyers wanting branded luxury, and investors pursuing rental income, Sunny Isles Beach offers compelling options across diverse price points. The active preconstruction pipeline provides opportunities to secure units at current pricing before completion and market appreciation.
Ron Eppinger Jr has represented buyers in Sunny Isles Beach preconstruction and resale markets for over 20 years. He maintains direct relationships with all major developers and provides early access to new project launches before public availability.
Email: ron@roneppinger.com
Website: ron305miami.com
Related Resources:
Miami Preconstruction Database - Complete South Florida new developments
Preconstruction FAQ - Common questions answered
Buying Guide - Step-by-step purchase process
Last Updated: February 14, 2026 | Ron Eppinger Jr, Miami Real Estate Specialist