The Most Exclusive New Developments Starting Above $5 Million
The market for luxury condos over $5 million in Miami is no longer a deep, competitive field — it is a small, deliberate set of projects defined by branded service, large floor plates, and limited inventory. Across South Florida, eight new developments currently anchor this tier: Bentley Residences in Sunny Isles Beach, Four Seasons Coconut Grove, The Residences at Mandarin Oriental Miami on Brickell Key, Villa Miami in Edgewater, Rosewood Residences Hillsboro Beach, Rivage Bal Harbour, The Residences at Six Fisher Island, and The Perigon Miami Beach. Most contain fewer than 100 residences. Several deliver between 2025 and 2029.
Which South Florida new developments start above $5 million?
Eight active new developments currently start at or above $5 million: Bentley Residences (from $5.8M), Four Seasons Coconut Grove (from $5.62M), The Residences at Mandarin Oriental, Miami (from $5M), Rosewood Residences Hillsboro Beach (from $5.95M), Rivage Bal Harbour (from $10M), and The Residences at Six Fisher Island (from $15M). Villa Miami and The Perigon Miami Beach extend into the same tier through their upper price ranges, with Perigon residences reaching $40M and Villa Miami penthouses among the most sought-after in Edgewater. Pricing is sourced from developer materials and is subject to change.
What Buyers Are Really Choosing in Ultra Luxury New Developments in South Florida
The shorthand at this price point is “branded residences,” but the more accurate description is programmed living. Buyers are not simply selecting a floor plan and a finish package. They are selecting a daily routine — and an operator.
That routine is built from a recognizable set of components that recur across every project on this list: a private elevator opening directly into a foyer of one’s own; ceilings of ten feet or higher; floor-to-ceiling glass framing the Atlantic, Biscayne Bay, or both; terraces deep enough — in several cases, twelve to fifteen feet deep — to function as outdoor rooms rather than railings; chef-designed kitchens with Sub-Zero, Wolf, or fully bespoke Italian cabinetry; and primary bathrooms treated like private spas, with stone slab walls, custom tubs, and bespoke lighting.
The amenity programs go further. Spas modeled on European thermal baths. Restaurants curated by James Beard, Major Food Group, or other recognized culinary names. Beach clubs, private docks, padel courts, golf courses. Two-car private garages — and, in one case, a vehicular elevator that delivers the car to the unit itself. The $5 million floor is the entry fee. The product is a fully serviced way of living, with the architecture and the operator agreed upon long before move-in.
Bentley Residences — Sunny Isles Beach
In a market full of branded residences, Bentley Residences is the rare project where the brand isn’t licensed onto the building — it’s engineered into it. Developed by Dezer Development and designed by Sieger Suarez Architects, the 60-floor oceanfront tower at 18401 Collins Avenue contains just 62 residences, with prices from $5,800,000 to $57,000,000 and delivery scheduled for 2027.
The signature feature is the Dezervator vehicular elevator system, which carries each owner’s car directly into a private three- or four-car garage inside the residence. From there, residences open to floor-to-ceiling Atlantic and Intracoastal views, private heated pools with raised sundecks, summer kitchens with Gaggenau Vario electric grills, and door levers detailed in Bentley’s diamond pattern. Common areas include a residents-only restaurant curated by James Beard award-winning Chef Todd English, a 14-seat movie theater designed to mimic a Bentley car interior, a mezzanine whiskey lounge inspired by the brand’s matrix grille, and more than 20,000 square feet of amenities across three levels.
Four Seasons Private Residences — Coconut Grove
Coconut Grove has long traded on its banyan canopy, sailing culture, and bohemian quiet. The Four Seasons project at 2699 South Bayshore Drive — developed by CMC Group, designed by Revuelta Architecture with interiors by Bonan Interior Design — translates that sensibility into 70 residences across 20 stories, priced from $5,620,000 to $12,150,000, with completion scheduled for 2027.
Inside, ceilings reach 10.6 feet, kitchens are by Molteni and bathrooms by Michele Bona, and Italian travertine runs through every interior, paired with Italian marble baths and full Lutron and Crestron home automation. Each home has its own private elevator and dedicated foyer. Service includes butlers, in-residence dining, in-residence spa, grocery provisioning, and personal trainers — and, subject to approval, a Surf Club private membership with the initiation fee and first-year dues waived.
The Residences at Mandarin Oriental, Miami — Brickell Key
Rising on Brickell Key, the Mandarin Oriental project is the largest on this list at 228 residences across 64 stories, priced from $5,000,000 to $17,500,000, with delivery scheduled for 2029. Developed by Swire Properties with architecture by Kohn Pedersen Fox (KPF) and interiors by Tristan Auer, the building introduces what Swire describes as “an island within an island.”
Layouts run from two to five bedrooms, with floor plans up to 5,800 square feet, 11-foot ceilings, and 12-foot-deep terraces — each fitted with a wet bar, refrigerator, and sink. Primary bedrooms include a midnight bar; lighting throughout is by London-based Speirs Major; select residences include staff quarters. Residents have direct access to the 1.5-mile Brickell Key Bay Walk and to a Mandarin Oriental signature spa, rooftop bar, indoor golf simulation lounge, library, screening room, and a 24/7 residential team trained by Mandarin Oriental.
Villa Miami — Edgewater
Villa Miami is the first residential building in Miami programmed end-to-end by Major Food Group. Developed by Terra and One Thousand Group at 710 NE 29th Street with architecture by ODP Architects, interiors by Charles & Co., and gardens by Enzo Enea, the 55-story tower contains 72 residences — full-floor Villa Piano homes (4–5 bedrooms) and half-floor Villa Mezzo homes (3–4 bedrooms) — sized up to 6,083 square feet, with delivery scheduled for 2027.
The kitchens are custom-designed by Mario Carbone, with CornuFé dual-fuel ranges, dual convection and steam ovens, integrated Sub-Zero and Wolf, Taj Mahal Quartzite countertops, and walk-in pantries. The wellness program is modeled on a Carbone-favored thermal spa in Ischia. The amenity deck includes a Lake Como-inspired floating pool vessel on Biscayne Bay, a Technogym fitness center with yoga, Pilates, and boxing studios, an MFG signature restaurant, and — per the developer — a private boat dock for residents in Edgewater.
Rosewood Residences — Hillsboro Beach
North of Miami-Dade, on a quiet stretch of A1A, Rosewood Residences Hillsboro Beach offers something the urban projects can’t: density-free oceanfront. Developed by The Related Group and Dezer Development, with architecture by Arquitectonica and interiors by Piet Boon, the project pairs a 3-story Intracoastal condominium with a 10-story oceanfront tower for 92 total residences, sized 2,800 to 6,400 square feet and with pricing starting at $5,950,000, delivering in 2027.
The amenity program reads more like a private resort than a condominium: a signature oceanfront restaurant by a celebrated chef, a separate sunset pool with food and beverage service, his-and-hers spas with sauna, steam, hydro pools, and cold plunge, two fitness centers, tennis, pickleball and padel courts with a pro shop, bocce, indoor and outdoor yoga, a sundry shop and creamery, butler services, and dedicated guest suites for visiting friends and family.
Rivage Bal Harbour
Rivage is the highest-priced project in this set, with 56 residences sized from 3,284 to 12,603 square feet, delivering in 2027. Residences at Rivage Bal Harbour are priced from approximately $10 million, with the majority ranging between $15 million and $25 million. The Penthouse Collection consists of just two estate-style residences that occupy the uppermost floors of the 25-story tower, priced from $40 million to $75 million. Developed by Related Group and Two Roads Development at 10245 Collins Avenue, with architecture by SOM and interiors by Rottet Studio, it is positioned by the developer as among the last available beachfront parcels in Bal Harbour.
Each residence opens via private-elevator entry to 10-foot ceilings, floor-to-ceiling windows, and terraces up to 12 feet deep. Kitchens are custom with the Sub-Zero and Wolf appliance suite. Bathrooms — designed by Rottet Studio — are finished in marble, white oak, and Dornbracht fixtures, with travertine flooring and a stone-clad bathtub in the primary. Every residence includes a two-car private garage with storage. Amenities include a signature oceanfront restaurant exclusive to residents and guests, a fully serviced beach club, a spa with sauna, hammam, and hot and cold plunge pools, and a 24-hour valet plus house car.
The Residences at Six Fisher Island
Six Fisher Island is among the most private projects in this group by definition — Fisher Island is reachable primarily by ferry, boat, or helicopter — and among the most spacious. Developed by Related Group, with architecture by Kobi Karp and interiors by Tara Bernerd & Partners, it offers 50 residences across 10 stories, sized from 3,872 to 15,000 square feet, with pricing starting at $15,000,000 and delivery scheduled for 2027.
Inside, 10-foot ceilings open to 15-foot-deep terraces with views across the Atlantic, Biscayne Bay, Miami Beach, and the Miami skyline. Primary suites include bay views, midnight bars, and direct terrace access. Kitchens carry the full Sub-Zero and Wolf appliance suite with a dual-fuel range, full-height wine storage, steam oven, ice maker, and coffee system. Select residences include private pools and outdoor kitchens. Owners have access to garden, waterfront, and rooftop pools, the Sanctuary Spa, the Six Fisher Island Marina and Pier with a private dock and house boat, the Fisher Island Club and Beach Club, The Links Golf Course and Club, and a 24-hour residential butler.
The Perigon — Miami Beach
The Perigon is the design-driven outlier in this group: 73 residences across 18 stories at 5333 Collins Avenue, with architecture by OMA — the firm founded by Rem Koolhaas, with this project led by New York Partner Jason Long — and interiors by Tara Bernerd & Partners. Residences range up to 6,700 square feet and reach $40,000,000 at the top of the price band, with completion scheduled for 2025.
OMA designed the building as a series of rotated “towers,” angled so that every residence has direct Atlantic views, with secondary frames onto Biscayne Bay and the Miami skyline. Inside, 10-foot ceilings open to 10-to-12-foot-deep terraces; kitchens are custom Italian with honed marble counters, backsplash, and island, paired with the Sub-Zero Wolf suite. Amenities include a beachfront restaurant by a celebrated chef, the FiftyThree speakeasy, a sprawling conservatory with a daily breakfast bar, an oceanfront fitness center with a high-impact training room, two house cars, and an on-site general manager.
How to Compare Branded Residences Over $5 Million in South Florida
The simplest way to read these eight projects is by the question that matters most to the buyer.
If the priority is brand and service depth, Four Seasons Coconut Grove and the Mandarin Oriental on Brickell Key are the two purest hospitality plays — full hotel-grade operations attached to the residences, with butler, spa, and restaurant programs run by globally recognized operators.
If the priority is privacy and scale, The Residences at Six Fisher Island (50 residences, ferry-access island, up to 15,000 square feet) and Rivage Bal Harbour (56 residences, beachfront) sit at the top, with Rivage starting at $10 million and Six Fisher at $15 million.
If the priority is design distinction, The Perigon (OMA / Rem Koolhaas) and Villa Miami (Major Food Group, Mario Carbone kitchens, Enzo Enea gardens) are the architectural and lifestyle statements.
If the priority is a singular branded experience, Bentley Residences offers in-residence garages reached by car elevator, a residents-only Todd English restaurant, and Bentley-detailed interiors — a category of one.
If the priority is oceanfront with quieter density, Rosewood Hillsboro Beach trades urban Miami density for racquet-sport amenities, dual buildings, and direct A1A beachfront.
Inventory at this tier moves quietly. Several of the projects featured here have fewer than 60 residences total, and the best-positioned units are often spoken for in private preview before public availability is published. HL Real Estate Group can provide current pricing, floor plans, brochures, and unpublished availability for any of the projects featured above.