Miami Beach Pre-Construction Condos 2026

Miami Beach is not one market — it is a chain of distinct submarkets on a barrier island with no new land left to build. That scarcity is the entire investment thesis. Pre-construction pricing runs $1,100–$1,600 per square foot at the entry luxury tier and $3,000–$5,000+ at the trophy end, and the 2026 pipeline stretches from North Beach boutique buildings to Mid-Beach's most exclusive branded residences.

New-Construction Developments & Pricing

North Beach — the value frontier:

Ella Miami Beach — 95 residences in a 10-story building from the $600Ks, topped off March 2026 and roughly 70% sold, with delivery expected early 2027 — North Beach's design-forward entry point.
72 Carlyle Residences — 134 residences designed by Piero Lissoni, with current availability from $995K; delivery timeline to be confirmed with the developer.
Palma Residences Miami Beach — 126 residences in a 14-story tower from $650K; ground broke December 2025 with delivery targeted 2027–2028.
7200 Collins — broke ground 2026, the next North Beach entry.

Mid-Beach / "Billionaires' Beach" — the trophy corridor:

Aman Miami Beach — just 22 residences, reported fully presold at an average above $5,000 per square foot — OKO Group and Access Industries' flagship on Collins Avenue, and the benchmark for what Mid-Beach trophy product commands. Ask about resale and assignment opportunities.
The Perigon — 73 residences in an OMA-designed tower, launched from $4.25M with remaining inventory from ~$12.55M, topped off, with a private residents' restaurant and speakeasy by Michelin-starred chef Shaun Hergatt.
Casa Cipriani Miami Beach — a members'-club concept of just 23 residences from $25M.

Delivered, with resale opportunities:

Five Park Miami Beach — Miami Beach's tallest residential tower (519 feet, 226+ residences), now trading on resale from roughly $1.2M at a median above $2,200/SF. Penthouse sales ran $17.5M–$19.5M, with the final developer penthouse closing at $18.5M.

Who Buys in Miami Beach?

The island's buyer is global and seasonal: Latin American and European families seeking a winter base; New York and California transplants buying a primary home with resort infrastructure; trophy-asset collectors for whom Aman, Cipriani, and OMA are names worth a premium; and legacy buyers who understand that a barrier island with zero developable land only becomes more scarce. North Beach's newer inventory is increasingly attracting design-minded first-time Miami buyers priced out of South Beach.

The Investment Angle

Miami Beach condo sales rose again in 2025, with the luxury segment posting some of the strongest quarterly gains in the county (Q3 2025 sales up 19.5% year-over-year) — and the structural floor is permanent: they are not making more island. The play differs by tier. At the accessible end, North Beach pre-construction under $1M offers furnished-ready product in the island's fastest-evolving submarket. At the trophy end, branded scarcity (22 to 73 residences per building) creates a collector's market where absorption is measured in years and premiums compound. In between, Five Park resales offer immediate ownership at a median above $2,200/SF, in one of Florida's most resilient annual-lease rental markets at the luxury tier.

EB-5 & International Buyers

Miami Beach remains the first choice for many EB-5 families: walkable, internationally legible, and supported by decades of foreign-buyer infrastructure — multilingual closing attorneys, international escrow, and private banking on the island. Note that the EB-5 program requires an $800K investment (in a targeted employment area; $1.05M standard) into a job-creating enterprise — a personal residence purchase is separate from, and does not itself constitute, the qualifying investment. Sean Paul Donnarumma, trilingual in English, Spanish, and Italian, works alongside licensed EB-5 immigration counsel and guides international families from first consultation through closing and beyond.

The Island, Block by Block

Miami Beach rewards buyers who learn its micro-markets. North Beach — quieter, more residential, and increasingly design-forward — holds the pipeline's accessible entries. Mid-Beach's Billionaires' Beach corridor concentrates the branded trophy towers. South of Fifth, the village-scale streets around South Pointe Park hold Miami's most valuable walkable blocks, with Five Park and its three-acre Canopy Park resetting the neighborhood's center of gravity. Each submarket prices differently, absorbs differently, and attracts a different buyer — which is why island-wide generalizations so often mislead.

Questions Buyers Ask

What does pre-construction cost per square foot on Miami Beach?

Entry luxury runs $1,100–$1,600/SF; branded oceanfront product runs $2,500–$5,000+/SF; trophy penthouses at Aman and the Surf Club have cleared above $6,700/SF.

Is Miami Beach better than the mainland for investment?

For scarcity and resale resilience, yes — island land is finite and demand is global. For cash-flow yield, mainland submarkets like Wynwood and Edgewater offer better cap rates. The strongest portfolios hold both.

Can foreigners buy on Miami Beach?

Yes, without restriction. Foreign nationals close regularly with passports, foreign income documentation, and international wire transfers.

Are older Miami Beach buildings risky?

Buildings over 30 years old carry Florida's structural-inspection and reserve-funding mandates, with special assessments of $50K–$100K+ per unit in some cases. New construction sidesteps this entirely — one reason pre-construction commands its premium.

When do the current projects deliver?

Ella Miami Beach delivers in early 2027; 7200 Collins and Palma Residences target 2027; The Perigon targets 2027; 72 Carlyle's schedule is pending confirmation from the developer.

Get the Miami Beach pricing sheet — every active project, floor plan, and deposit schedule.

Miami Beach Pre-Construction Condos: The Island Pipeline, Neighborhood by Neighborhood