The Best New Developments for Waterfront Living in South Florida
The best waterfront new developments in South Florida span four distinct settings — direct oceanfront, marina and yachting, between-the-waters, and bayfront island — with leading examples including Bentley Residences Sunny Isles Beach, Rosewood Residences Hillsboro Beach, The St. Regis Resort & Residences Bahia Mar Fort Lauderdale, The Ritz-Carlton Residences Fort Lauderdale Beach, The Residences at Mandarin Oriental Miami, and Four Seasons Coconut Grove. Entry pricing across these projects ranges from $2.5 million to $5.8 million, with delivery dates from 2026 to 2029, and each addresses a different luxury buyer profile depending on whether the priority is ocean views, yacht access, brand service, or city-adjacent privacy.
Why South Florida Is the Country’s Most Diverse Waterfront Market
Waterfront living in South Florida is not a single category. Sunny Isles is a vertical oceanfront skyline. Hillsboro Mile is a low-rise barrier-island enclave. Brickell Key is a private island inside the city. Fort Lauderdale Beach lives between the Atlantic and the Intracoastal, with Bahia Mar adding a working marina to that mix. Coconut Grove is a sailing village under a banyan canopy.
Each setting attracts a different luxury buyer, and each commands its pricing and amenity package on its own logic. For Miami waterfront condos and oceanfront branded residences alike, the most useful way to read the market is by waterfront archetype rather than by city.
The Four Waterfront Archetypes Buyers Should Know
Direct Oceanfront
Direct oceanfront means feet-in-the-sand programming — beach service, oceanfront pools, and unobstructed Atlantic views. The two clearest examples on the market today sit at opposite ends of the density spectrum.
Bentley Residences Sunny Isles Beach is a 60-story tower of 62 units at 18401 Collins Avenue, with pricing from $5.8 million and delivery targeted for 2027. Developed by Dezer Development, it is positioned as Bentley Motors’ first residential project (a positioning buyers should confirm with the sales team), with architecture by Sieger Suarez Architects. Each residence includes a private 3- or 4-car in-unit garage delivered by the Dezervator vehicular elevator, along with a private heated pool and summer kitchen on the terrace. The amenity floor is configured around Bentley’s automotive identity — a whiskey bar inspired by the matrix grille, a 14-seat theater designed to mimic a Bentley car interior, and a residents-only restaurant programmed with James Beard winner Chef Todd English.
Rosewood Residences Hillsboro Beach takes the opposite approach: 92 residences on a low-density barrier-island site at 1180 Hillsboro Mile, with pricing from $5 million and delivery in 2026. The project is developed by The Related Group and Dezer Development, with architecture by Arquitectonica and interiors by Piet Boon. Hillsboro Beach is one of the quietest stretches of the Broward coastline, and the project is configured with both an oceanfront tower and Intracoastal frontage, two spa suites with saunas, steam rooms, hydro pools and cold plunges, two fitness centers, and an unusually full racquet program including tennis, pickleball, and padel courts.
Marina and Yachting
For buyers whose lifestyle revolves around a boat, marina-integrated residences are a different proposition entirely.
The St. Regis Resort & Residences, Bahia Mar Fort Lauderdale anchors a 39-acre waterfront site at 801 Seabreeze Boulevard, with simultaneous oceanfront, Intracoastal, and marina exposure. The project pairs two 23-story private-residence towers (80 residences each, four per floor) with 79 fully finished and furnished resort residences from the 14th floor up, plus four-bedroom multilevel penthouses with private pools and wraparound terraces. Pricing begins at $3 million and delivery is targeted for 2029. Architecture is by Arquitectonica, with interiors by Tara Bernerd & Partners. Marina slips and yacht-club membership are part of the lifestyle package — buyers should verify slip availability and ownership terms with the development team.
Between-the-Waters
The narrow Fort Lauderdale Beach corridor between the Atlantic and the Intracoastal produces a specific kind of residence — water on two sides, walkable to the beach, and quieter than full-resort scale.
The Ritz-Carlton Residences, Fort Lauderdale Beach is positioned exactly there, at 551 Bayshore Drive. Just 83 residences across an intimate 13-story configuration, with two- to three-bedroom-plus-den layouts from approximately 1,550 to 3,480 square feet, and select penthouses with private rooftop terraces and plunge pools. Pricing begins at $2.5 million, the lowest entry of the six projects in this guide, and delivery is targeted for 2029. The project is developed by MICL in partnership with Admire Capital, designed by Garcia Stromberg, with interiors by Dan Fink Studio. The amenity package is deliberately edited — TechnoGym fitness, dedicated yoga, a poolside bar, and a curated treatment room — emphasizing privacy over scale.
Bayfront and Island
Bayfront product trades open Atlantic views for protected Biscayne Bay water, sunset orientation, and proximity to urban Miami.
The Residences at Mandarin Oriental, Miami rises 64 stories with 228 residences on Brickell Key, a private island connected to Brickell by a single bridge. Sizes range from approximately 2,300 to 5,800 square feet across two- to five-bedroom layouts, with 11-foot ceilings, 12-foot-deep terraces, and outdoor wet bars on every terrace. Pricing begins at $5 million, with delivery targeted for 2029. The project is developed by Swire Properties, with architecture by KPF and interiors by Parisian designers Tristan Auer and Laura Gonzalez.
Four Seasons Coconut Grove takes the bayfront idea inland to Miami’s sailing village. The 20-story, 70-unit project at 2699 South Bayshore Drive is developed by CMC Group, with architecture by Revuelta Architecture and interiors by Bonan Interior Design (kitchens and baths by Michele Bona). Pricing begins at $5.62 million and delivery is targeted for 2027. Residences feature Molteni kitchens, Italian travertine and marble, and Crestron home automation. The brochure indicates buyers receive a Surf Club private membership with initiation and first-year dues waived, subject to approval — terms buyers should verify directly with the development team.
How to Compare Waterfront New Developments in South Florida
When evaluating waterfront new developments, the project page is only the starting point. Sophisticated buyers compare across a consistent checklist:
Pricing and price per square foot. Entry pricing in this guide ranges from $2.5 million at Ritz-Carlton Fort Lauderdale Beach to $5.8 million at Bentley Residences. Top-end pricing varies far more dramatically and should be confirmed with the sales team, particularly for penthouses.
Floor plans and ceiling heights. Look at delivered ceiling height, terrace depth, private elevator access, and whether the residence is delivered finished, decorator-ready, or fully furnished. The St. Regis Bahia Mar resort residences, for example, are delivered fully finished and furnished, while the private-residence towers are delivered separately.
Developer and architect track record. Established developers in this guide include Swire Properties, The Related Group, Dezer Development, CMC Group, and MICL. Architects include KPF, Arquitectonica, Sieger Suarez, Revuelta, and Garcia Stromberg.
Brand affiliation and service model. Branded residences carry a service standard tied to the parent hotel brand. Buyers should ask which services are bundled into HOA fees and which are à-la-carte, including housekeeping, in-residence dining, butler, grocery provisioning, and car detailing.
Delivery timeline and deposit structure. Delivery in this guide ranges from 2026 to 2029. Deposit schedules vary by project and should be reviewed in writing with each developer.
Views and orientation. Direct oceanfront, Intracoastal, marina, and bayfront each offer different sun exposure, sightlines, and weather-day experience. Stack and floor matter.
Rental and use policy. Some buildings allow rental programs, others do not. Resort components like the St. Regis Bahia Mar’s flex-ownership program operate under different rules than the private-residence tower. Buyers should verify minimum-stay rules with the development team.
Resale considerations. Buyers should weigh delivery timing, brand resale history, and floor-plan scarcity, and consult their own legal, tax, and financial advisors. Past performance and current pricing are not indicators of future results.