Sunny Isles Pre-Construction 2026

Two miles of Collins Avenue oceanfront known as the "Riviera of Miami," Sunny Isles Beach has become the world's densest corridor of branded ultra-luxury towers. Porsche Design Tower invented the sky-garage here; Armani/Casa and the Estates at Acqualina redefined beachfront service; and the current pipeline — Bentley and St. Regis — is pushing new-construction pricing past $2,000 per square foot and far beyond at the top. For buyers who want direct ocean, a private car elevator, and a name that travels globally, this is the address.

New-Construction Developments & Pricing

Bentley Residences Sunny Isles Beach — the definitive automotive tower: 200+ residences across 60+ stories from approximately $5.6M, with penthouses marketed to ~$37.5M. Every residence includes a private in-unit sky garage served by the Dezervator car elevator. Whiskey bar, cigar lounge, cinema, and a 2028 delivery target.
The St. Regis Residences, Sunny Isles Beach — two towers on 4.7 acres with 435 feet of beachfront, approximately 320 residences in all, from approximately $5M. Arquitectonica architecture, Patricia Anastassiadis interiors, private lift foyers, select residences with private pools. The South Tower went vertical in 2026 with delivery targeted 2028–2029; the North Tower follows.
The Estates at Acqualina — the corridor's ultra-luxury benchmark, delivered and sold out, now setting the resale ceiling on Collins Avenue (a South Tower residence traded at $25M in 2025).
Porsche Design Tower — delivered and iconic; the sky-garage original now trades on resale, with top-of-tower four-bedrooms asking well into eight figures.

Who Buys in Sunny Isles?

Sunny Isles is Miami's most international luxury market. Latin American and European families have anchored the corridor for two decades; Russian, Middle Eastern, and Asian capital has deepened it; and car-culture collectors — the buyers who keep a Bentley or Pagani at altitude — drive the branded pipeline. The profile skews seasonal and multi-home: a Sunny Isles residence is typically the winter leg of a portfolio that includes São Paulo, Milan, or Moscow. New York and California buyers increasingly appear, drawn by the corridor's full-service resort format and the simple fact that nothing comparable exists anywhere else in the U.S.

The Investment Angle

New branded oceanfront deliveries in Sunny Isles are pricing above $2,000 per square foot — a level only a handful of Miami submarkets reach — while the corridor's resale stock trades far below it, underscoring the new-construction premium, and absorption holds because the buyer pool is global, cash-heavy, and brand-loyal. The corridor's economics rest on four pillars: finite oceanfront land, branded scarcity (roughly 150 to 320 residences per project), the sky-garage moat that no competing city can replicate, and a seasonal furnished-rental market at the top of the Miami range. Deposit schedules are project-specific — staged schedules in the corridor have historically totaled 30–50% before closing — and structure is often negotiable for qualified international buyers; request each developer's current written schedule. The 2026 entry window — before St. Regis's second tower and Bentley approach sell-out — is the one to underwrite.

EB-5 & International Buyers

Sunny Isles' buyer infrastructure is the most foreign-national-ready in South Florida: multilingual closing teams, international escrow, private bankers who speak the corridor's languages, and a two-decade track record of remote purchases. For EB-5 families, note that the 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, who works alongside licensed EB-5 immigration counsel, has placed international clients across the corridor's branded towers — from reservation through remote closing to rental-program enrollment.

Questions Buyers Ask

What is a sky garage, exactly?

A private car elevator (Dezer's "Dezervator") that lifts your car from the street to a glass-enclosed gallery inside your residence. You park beside your living room, ocean view included. It exists in only a handful of buildings worldwide — most of them on this two-mile corridor.

What do HOA fees run in these towers?

As a rule of thumb, full-service branded oceanfront buildings typically run $1.50–$2.50/SF monthly, before hotel-program fees on managed units. On a $6M residence, budget roughly $9K–$15K/month all-in including taxes and insurance — confirm each building's current budget before contract.

Can foreigners buy in Sunny Isles?

Yes — the corridor was built by international capital and closes remote purchases routinely. No ownership restrictions; financing for foreign nationals is available through select private banks.

Are older Sunny Isles buildings a risk?

Florida's structural-inspection law (post-2021) applies to buildings 30+ years old, and some 1970s–1990s towers face assessments. New construction in the branded pipeline is engineered and reserved to the newest standards — a core reason buyers pay the premium.

When do Bentley and St. Regis deliver?

The St. Regis South Tower targets 2028–2029, with the North Tower to follow; Bentley Residences targets 2028.

Get the Sunny Isles pricing sheet — Bentley, St. Regis, and corridor resales with floor plans.

Sunny Isles Beach Pre-Construction: Miami's Riviera, Tower by Tower