Bal Harbour has not had a genuinely new luxury condominium tower since Oceana Bal Harbour launched in 2016. That decade-long gap in new supply is not an accident — it reflects the fundamental scarcity of oceanfront land in this two-square-mile municipality, where the beach is narrow, the zoning is restrictive, and every developable parcel has been spoken for since the early 2000s.
Rivage Residences Bal Harbour is the exception — the first new beachfront condo to rise in Bal Harbour in nearly a decade, and by virtually every metric, the most ambitious one in the market’s history. Sixty-one sky villas across 24 stories. An average price of $3,925 per square foot. Architecture by Skidmore, Owings and Merrill — one of the most celebrated firms in the world. A $424 million construction loan has already been secured, and construction is already underway.
As a luxury real estate specialist with One Sotheby’s International Realty, I have tracked this building from its initial sales launch through its current construction phase. This is the complete guide — what Rivage is, who it is for, what it costs, and why it represents one of the most compelling ultra-luxury acquisition opportunities in the entire South Florida market.
What Is Rivage Residences Bal Harbour?
Rivage Residences Bal Harbour is a 24-story oceanfront condominium tower at 10245 Collins Avenue, Bal Harbour, Florida, developed by Related Group — Miami’s most prolific and established luxury developer — in partnership with Two Roads Development. The building contains 61 residences — an extraordinarily low unit count for a tower of this height — averaging just under three residences per floor across its 24 stories, creating a density profile closer to a private residence than any conventional high-rise.
Architecture is by Skidmore, Owings and Merrill — the firm behind the Burj Khalifa in Dubai, One World Trade Center in New York, and the Sears Tower in Chicago. For a residential tower, SOM’s involvement is exceptional — this is not a firm that regularly takes on condominium projects, and their participation signals the ambition and legacy positioning of Rivage specifically.
Interior design is by Rottet Studio — a globally recognized architecture and interior design firm with a portfolio spanning the world’s most demanding hospitality, residential, and corporate clients. The material palette is uncompromisingly elevated: marble, white oak, travertine, lacquered cabinetry, and Dornbracht fixtures throughout.
The building’s site at 10245 Collins Avenue enjoys 200 linear feet of private Atlantic Ocean beachfront on a 2.17-acre parcel — one of the last developable oceanfront sites in Bal Harbour. Construction is underway with a $424 million construction loan secured, and delivery is targeting 2027.
The Developer: Related Group and Two Roads Development
Understanding who is building Rivage matters as much as understanding what they are building — because at the $8 million and above tier, developer credibility is a primary acquisition criterion for the buyers this building attracts.
Related Group was founded by Jorge Pérez, widely regarded as the most significant figure in Miami’s modern residential development history. The company has developed over 100,000 residences in its history, with a portfolio spanning affordable housing, mid-market residential, and the ultra-luxury branded condo market. Related Group’s branded residence portfolio includes St. Regis Residences Brickell, Rosewood Residences Lido Key, and the Conrad Fort Lauderdale — a track record of delivering at the highest tier of the market that is unmatched among South Florida developers.
Two Roads Development brings a complementary track record in the ultra-luxury boutique segment — their portfolio includes Elysee Miami, a 57-story tower in Edgewater that set pricing records for that neighborhood, and Baccarat Residences Miami, which has been one of the strongest-performing pre-construction projects in Brickell. The combination of Related Group’s institutional scale and Two Roads’ boutique ultra-luxury execution is the right pairing for a building of Rivage’s ambition.
With a $424 million construction loan secured — one of the largest residential construction financings in South Florida’s history — Rivage has the financial infrastructure to deliver without the delays or financing challenges that affect smaller developers attempting projects at this price point.
The Residences: Sky Villas Designed for Single-Family Home Living
The defining characteristic of Rivage’s residences is that they are explicitly designed to replicate the spatial experience of single-family home ownership — not the shared-floor, high-density experience of a conventional luxury condominium.
Residences at Rivage range from 3,300 to 12,700 square feet, with standard residences on floors three through 21 ranging from 3,300 to 4,810 square feet. Upper-tier and penthouse configurations expand significantly — the crown penthouse duplex spanning floors 22 and 23 totals 12,603 square feet of interior living space plus 4,918 square feet of private rooftop terrace, including an infinity-edge private pool that appears to merge seamlessly with the Atlantic Ocean below.
With only three residences per floor across the majority of the building, Rivage’s floor plate density is among the lowest of any luxury tower in South Florida. Many buyers have elected to combine adjacent units — the data shows this happening frequently enough that the effective unit count may settle at approximately 44 residences upon delivery, making it one of the most boutique finished buildings in the market.
Every residence at Rivage is delivered fully finished — installed closets, blinds, custom kitchens, and completed bathrooms included. Like the Estates at Acqualina, Rivage eliminates the multi-year buildout and interior design process that most ultra-luxury pre-construction buyers must manage. Keys and move in.
Standard specifications across all residences include:
- Private elevator entry direct to each residence
- 10-foot ceilings throughout with floor-to-ceiling impact glass windows
- Private terraces 10 to 12 feet deep with direct Atlantic Ocean and Biscayne Bay views from every residence
- Spacious living, dining, and entertaining areas accented with linear cove lighting
- Custom Italian kitchens designed by Rottet Studio featuring honed marble countertops, backsplash and island, Sub-Zero and Wolf appliance suite including gas cooktop and full-height wine cellar, Dornbracht fixtures, and wood and marble finishes
- Primary bathrooms with travertine flooring and walls, marble slab countertop, lacquered vanity, stone-clad bathtub, custom mirrors and light fixtures, and Dornbracht fixtures throughout
- Fully finished wardrobes in every bedroom with oak millwork and leather-lined drawers
- Private air-conditioned two-car parking garage for each residence
- Smart home automation is integrated throughout
The private air-conditioned two-car garage for every residence — a feature shared with Porsche Design Tower and Bentley Residences — reflects the building’s single-family home design philosophy. Your vehicles are not in a shared parking structure. They are in your private garage, accessible directly from your residence’s private entry.
Pricing: What Does Rivage Cost in 2026?
Rivage Residences Bal Harbour is the most expensive new construction condominium by average price per square foot of any active project in the South Florida market. The average list price is $3,925 per square foot — a figure that positions Rivage not just above every other building in Bal Harbour but above every other building in Miami at the new construction tier.
Current pricing by configuration:
- C-line residences (3,300–3,600 sq ft, lower floors): From approximately $7 million to $10 million
- A and B-line residences (3,800–4,810 sq ft, mid and upper floors): From approximately $15 million to $16 million at pre-launch pricing, with upper floors significantly above that range
- Upper-floor and penthouse configurations (floors 22–24): From approximately $25 million and above
- Crown penthouse duplex (floors 22–23, 12,603 sq ft interior + 4,918 sq ft rooftop): Listed at $67.5 million — the most expensive active listing in Bal Harbour’s history
The deposit structure follows the standard ultra-luxury pre-construction model: 20% at contract, 10% at groundbreaking, 10% at top-off, and 60% at closing. For a $10 million acquisition, that means $2 million at contract, $1 million at groundbreaking, $1 million at top-off, and $6 million at closing.
At $3,925 per square foot average, Rivage is pricing above its nearest South Florida comparable — the Estates at Acqualina at $2,787 per square foot — by approximately 40%. The premium reflects three structural factors: the decade-long absence of new supply in Bal Harbour, the SOM architectural pedigree, and the extraordinarily low density of 61 units on a 2.17-acre oceanfront site.
At 45% sold with construction underway and a $424 million loan secured, the remaining 55% of the building represents the last pre-construction entry opportunity into what will almost certainly be the defining luxury address in Bal Harbour for the next generation. Buildings of this caliber, at this density, on this site are not built twice.
Amenities: 25,000 Square Feet Designed for 61 Residences
The amenity-to-resident ratio at Rivage is the highest of any building covered in this guide series. Twenty-five thousand square feet of amenities serving 61 residences — or potentially as few as 44 if unit combinations continue — means approximately 400 to 570 square feet of amenity space per residence. For context, most luxury buildings in Miami deliver 50 to 100 square feet of amenity space per unit.
The full amenity offering includes:
- Elegant two-story lobby with full-time concierge
- Signature oceanfront dining experience by a celebrated chef — exclusive to residents, not open to the public
- Breakfast bar and cocktail lounge for residents
- Media room and library
- Two strategically positioned resort-style pools — one sunrise-facing, one sunset-facing — with outdoor spa, sunbeds, and cabanas, and poolside food and beverage service
- Private spa with sauna, hammam, hot and cold plunge pools, and treatment rooms offering salon and personalized beauty services
- State-of-the-art fitness center with high-impact training room and yoga studio overlooking the Atlantic Ocean
- VR game simulator and children’s playroom
- Pickleball court
- 200 linear feet of private Atlantic Ocean beach with full beach service
- Gated entrance at street level — residents and their personal guests only
The private chef dining experience — exclusive to residents and not open to the public, in contrast to Cipriani’s ground-floor public restaurant — reflects Rivage’s commitment to maximum privacy. The dining program exists to serve the building’s owners. The sunrise and sunset pool positioning — a dual-pool configuration oriented to capture both the Atlantic morning light and the Intracoastal evening light — is one of those design details that rewards buyers who spend time at the building across the full arc of the day.
Location: The Last Great Oceanfront Address in Bal Harbour
At 10245 Collins Avenue, Rivage sits at the northern end of Bal Harbour’s two-mile oceanfront corridor — the small, incorporated municipality north of Surfside and south of Sunny Isles Beach that has maintained the most restrictive development standards on the Miami coast for decades.
Bal Harbour’s development restraint is its most valuable asset. The municipality has deliberately limited the height, density, and commercial intensity of development along its beachfront — which is why, unlike Sunny Isles Beach’s tower-dense skyline or Miami Beach’s saturated market, Bal Harbour maintains a quieter, more private, more residential character that buyers at the ultra-luxury tier consistently value.
From 10245 Collins Avenue, residents are:
- Steps from Bal Harbour Shops — the most productive retail center per square foot in the United States, home to Chanel, Hermès, Prada, Valentino, Cartier, Louis Vuitton, Dolce & Gabbana, and every significant luxury retail brand
- Five minutes from Aventura Mall
- Fifteen minutes from Sunny Isles Beach’s Dezer portfolio — Porsche Design Tower, Armani/Casa, and Bentley Residences
- Twenty minutes from Miami Beach
- Twenty-five minutes from Brickell and Downtown Miami
- Twenty minutes from Miami International Airport
- Fifteen minutes from Fort Lauderdale-Hollywood International Airport
The Bal Harbour Shops adjacency is not a secondary feature for this building — it is a primary lifestyle driver for the buyer profile Rivage attracts. These are buyers who shop at Hermès, Chanel, and Cartier. Having those stores within a five-minute walk of your private beach villa is not incidental. It is the address.
Who Is Buying at Rivage Bal Harbour?
Rivage attracts the most specific and homogeneous buyer profile of any building in this guide series — and understanding that profile helps assess whether this building is the right fit for your own priorities.
The typical buyer is someone for whom the Bal Harbour address itself carries meaning — buyers who have visited, shopped, and stayed in Bal Harbour and have made a specific decision that this municipality, at this scale, with this level of restraint, is where they want to own their Miami residence. They are not comparing Rivage to Bentley Residences or Cipriani. They have already decided on Bal Harbour. The question is whether Rivage is the right expression of what Bal Harbour means to them.
The unit-combining behavior — buyers acquiring two adjacent units to create a larger single-floor residence — is a distinctive signal of the buyer profile. These are not buyers stretching to afford a three-bedroom entry unit. They are buyers with the capital and the square footage requirements to effectively own a full-floor private home at 200 feet above the Atlantic. The fact that this is happening frequently enough to reduce the building’s effective unit count from 61 to approximately 44 tells you everything about the financial profile of the buyer base.
International buyers — particularly from Latin America, Europe, and the Middle East — are a significant share of the sales. The Bal Harbour address resonates globally in a way that some of Miami’s newer luxury submarkets do not. Buyers who have been purchasing in Bal Harbour for decades are the natural upgrade market for Rivage.
Rivage vs. the Competition
Rivage vs. Estates at Acqualina: The most frequently compared pair for buyers evaluating the $8 million-and-above North Miami Beach oceanfront tier. The Estates is fully delivered with proven service infrastructure, Karl Lagerfeld lobbies, a private resort beach, and the Circus Maximus. Rivage is pre-construction, more boutique at 61 units, more expensive per square foot, and represents the newer construction vintage with SOM architecture. Buyers choosing between them are making a decision between a known, operating luxury product and the most ambitious new build the Bal Harbour market has ever seen.
Rivage vs. Bentley Residences: Two very different buildings for two very different buyer profiles. Bentley is automotive lifestyle innovation — the Dezervator, the sky garage, the Collins Avenue brand campus. Rivage is quiet, private, single-family-home-scale oceanfront living with no automotive component whatsoever. The buyers who choose Bentley condos are automotive collectors and innovation enthusiasts. The buyers who choose Rivage are oceanfront privacy seekers who want SOM architecture and a building that may eventually have fewer occupied units than some Manhattan co-ops.
Rivage vs. Oceana Bal Harbour: Oceana is the previous generation of Bal Harbour new construction — delivered in 2016 and now the primary resale benchmark for the Bal Harbour ultra-luxury market. Rivage is priced at approximately 40% above Oceana’s current resale average on a per-square-foot basis, reflecting the decade of appreciation since Oceana’s delivery and the SOM premium. For buyers who missed Oceana at delivery and watched its resale trajectory, Rivage is the same argument: the last new building in Bal Harbour, at a price that the next decade of appreciation will validate.
Investment Outlook: The Case for Rivage in 2026
The investment thesis for Rivage Residences Bal Harbour rests on three factors that converge more powerfully here than at almost any other building in the South Florida market.
First — genuine scarcity. Bal Harbour has not delivered a new beachfront tower since Oceana in 2016 and will not deliver another after Rivage for the foreseeable future. The municipality’s development restrictions are structural — they are not going to be relaxed. Rivage is not one of several competing buildings in a deep pipeline. It is the only new building in a constrained market, on the last viable oceanfront site in its municipality.
Second — the Related Group track record. Jorge Pérez and Related Group have delivered over 100,000 residences without a major failure. The $424 million construction loan is secured. The building is under construction. The execution risk is as low as it gets in the pre-construction market.
Third — the Bal Harbour appreciation baseline. Oceana Bal Harbour buyers who entered at delivery in 2016 at approximately $2,500 per square foot are now sitting on buildings trading above $3,500 per square foot — 40% appreciation over nine years in a building that was itself considered aggressively priced at launch. Rivage is pricing at $3,925 per square foot today, in a market that has appreciated consistently, with less supply competition than existed when Oceana launched.
The counterargument: at $3,925 per square foot, the absolute capital commitment required is among the highest in the Florida market. A C-line entry unit at $7 million requires $2.8 million in deposits before closing. An A-line at $15 million requires $6 million in deposits. The buyer this building serves is one for whom that capital structure is straightforward, and that buyer exists in sufficient quantity to have absorbed 45% of the building before construction completion.
Frequently Asked Questions
What is the price range at Rivage Residences Bal Harbour?
Pricing starts from approximately $8 million for entry-level C-line residences, with A and B-line configurations from approximately $15 million. Upper floors and penthouse positions range from $25 million to the crown penthouse duplex listed at $67.5 million. The average price per square foot is $3,925 — the highest of any active new construction project in South Florida.
When will Rivage Residences Bal Harbour be completed?
Rivage is targeting delivery in 2027. Construction is underway with a $424 million construction loan secured.
How many residences are in Rivage Bal Harbour?
Rivage contains 61 residences across 24 stories — approximately three per floor. Due to a significant number of buyers combining adjacent units, the effective occupied unit count may settle at approximately 44 residences upon delivery.
Who designed Rivage Residences Bal Harbour?
Architecture is by Skidmore, Owings and Merrill — one of the world’s most celebrated architectural firms, responsible for the Burj Khalifa and One World Trade Center. Interior design is by Rottet Studio, a globally recognized design firm with a portfolio spanning the world’s most demanding luxury clients.
Who developed Rivage Bal Harbour?
Rivage was developed by Related Group — Miami’s most prolific luxury developer, founded by Jorge Pérez — in partnership with Two Roads Development. The same Related Group partnership delivered St. Regis Residences Brickell.
What is the deposit structure at Rivage Bal Harbour?
The deposit structure is 20% at contract, 10% at groundbreaking, 10% at top-off, and 60% at closing.
Does Rivage Bal Harbour have private beach access?
Yes. Rivage enjoys 200 linear feet of private Atlantic Ocean beachfront — exclusively for residents and their personal guests — with full beach service.
Is Rivage Bal Harbour residences-only?
Yes. Rivage has no hotel component and no short-term rental use. The dining program and all amenities are exclusively for residents and their personal guests.
Can international buyers purchase at Rivage Bal Harbour?
Yes. There are no restrictions on foreign nationals purchasing condos at Rivage. The building has significant international buyer activity, particularly from Latin America, Europe, and the Middle East.
Ready to Explore Rivage Residences Bal Harbour?
Rivage is the kind of building that comes along once in a decade in a market like Bal Harbour, because Bal Harbour itself only allows a building like this once in a decade. SOM architecture, Related Group execution, 61 residences on the last great oceanfront site in the municipality, at a price per square foot that reflects exactly what that combination is worth.
With 45% sold and construction underway, the remaining inventory is available now — but not indefinitely. Each construction milestone narrows the window between pre-construction pricing and the first resale transactions that will reset the comp base.
I am Ashton Coleman, a luxury real estate specialist with One Sotheby’s International Realty, holding the Certified Luxury Home Marketing Specialist (CLHMS) Million Dollar Guild designation, Certified Negotiation Expert (CNE), Transnational Referral Certification (TRC), and Resort & Second-Home Property Specialist (RSPS) designations. I represent buyers at Rivage and across the full Bal Harbour and North Miami Beach luxury market.
View current floor plans, pricing, and available residences at Rivage Residences Bal Harbour, or contact me directly for a current availability matrix and frank discussion of where the best value positions in the building sit right now.
📞 Call or text: 305.978.7704 📧 Email: AColeman@onesothebysrealty.com 🌐 Search all Bal Harbour luxury condos at MiamiPenthousesandEstates.com
Information provided is for informational purposes only and subject to change without notice. Pricing, availability, and completion dates are based on developer representations and market data current as of Q2 2026. Verify all details directly with the developer or your legal and financial advisors prior to entering any transaction.
