South Florida New Developments With The Most Private Residence Counts
The lowest-density luxury condos in South Florida are a small group of boutique new developments with fewer than approximately 100 residences each. The most discussed examples include The Residences at Six Fisher Island (50), Rivage Bal Harbour (56), Four Seasons Private Residences Coconut Grove (70), The Perigon Miami Beach (73), and The Ritz-Carlton Residences Fort Lauderdale (83). These buildings appeal to high-net-worth buyers prioritizing privacy, attentive service, and quieter amenity decks. Residence counts, pricing, and delivery timelines should be verified directly with each development team.
Why Low-Density Luxury Condos in South Florida Are in Demand
For more than a decade, the South Florida luxury market was defined by scale — many earlier-cycle towers carried 200 to 400 residences each. The current cycle is moving in the opposite direction. Across Miami, Bal Harbour, Fisher Island, Coconut Grove, Hillsboro Beach, Fort Lauderdale, and Palm Beach Gardens, the most discussed new developments are deliberately small.
Several forces are driving the shift. Branded residences — Four Seasons, Ritz-Carlton, Rosewood and their peers — impose service standards that scale more reliably in lower-density buildings. Land in the region’s most desirable submarkets is essentially built out, which pushes developers toward smaller programs on smaller parcels. And the buyer pool itself has changed: ultra-high-net-worth buyers relocating from New York, California, and abroad increasingly expect single-family-level privacy in a vertical setting.
What “Low-Density” Means in This Market
There is no universal threshold, but in South Florida new construction the term is typically used for buildings with fewer than roughly 100 residences. Other factors that shape perceived density include:
- Site area. A 7-story program on 14 acres feels different from a 25-story tower on a half-acre parcel.
- Residence-to-staff ratio. Branded buildings often carry on-site general managers, residential butlers, and dedicated concierge teams.
- Arrival sequence. Gated motor courts, private porte-cochères, and direct private-elevator entry to each residence reduce shared touchpoints.
- Amenity load. Fewer residences sharing the same pool deck, spa, and restaurant changes the day-to-day experience materially.
Seven Boutique New Developments in Miami and South Florida to Know
Below are seven boutique new developments shaping the South Florida conversation, ranked from the lowest residence count to the highest. All figures are based on publicly available developer materials and are subject to change. Buyers should verify current details with each development team.
The Residences at Six Fisher Island — 50 Residences
The Residences at Six Fisher Island is being developed by Related Group with architecture by Kobi Karp and interiors by Tara Bernerd & Partners. The 10-story program includes only 50 residences, ranging from approximately 3,800 to 15,570 square feet, with completion anticipated for late 2026. Fisher Island’s ferry-only access adds a layer of seclusion difficult to replicate on the mainland.
Rivage Bal Harbour — 56 Residences
Rivage Bal Harbour, developed by Two Roads Development with architecture by SOM and interiors by Rottet Studio, brings 56 residences across 25 floors to what is described as one of the last beachfront sites in Bal Harbour. Residences range from 3,300 to over 19,000 square feet, with delivery anticipated in 2027.
Four Seasons Private Residences Coconut Grove — 70 Residences
Four Seasons Private Residences Coconut Grove is a 70-residence, 20-story program from CMC Group, with architecture by Revuelta and interiors by Bonan Interior Design. Residences range from approximately 2,025 to 3,975 square feet, with completion targeted for 2027. Qualifying buyers may receive a Surf Club private membership, subject to approval and program terms.
The Perigon Miami Beach — 73 Residences
The Perigon Miami Beach, designed by OMA (founded by Rem Koolhaas) with interiors by Tara Bernerd & Partners, includes 73 residences across 18 floors. Homes range from approximately 2,100 to 6,700 square feet, with completion targeted for 2025 — making it among the closest projects on this list to delivery.
The Ritz-Carlton Residences, Fort Lauderdale Beach — 83 Residences
The Ritz-Carlton Residences, Fort Lauderdale is a 13-story, dual-tower program of 83 residences developed by MICL in partnership with Admire Capital, with architecture by Garcia Stromberg and interiors by Dan Fink Studio. Homes range from approximately 1,550 to 3,480 square feet, with completion targeted for 2029.
Rosewood Residences Hillsboro Beach — 92 Residences
Rosewood Residences Hillsboro Beach, a joint development by The Related Group and Dezer Development with architecture by Arquitectonica and interiors by Piet Boon, includes 92 residences across a 10-story oceanfront tower and a 3-story Intracoastal building. Homes range from approximately 2,800 to 6,400 square feet, with delivery anticipated in 2027.
The Ritz-Carlton Residences Palm Beach Gardens — 106 Residences
The Ritz-Carlton Residences Palm Beach Gardens is a 106-residence enclave developed by Catalfumo Companies, with architecture by Spina O’Rourke + Partners and interiors by The Decorators Unlimited. The 7-story, 14-acre Intracoastal campus includes a private marina, with homes from approximately 2,875 to 4,575 square feet and completion targeted for 2026.
How These Private Luxury Residences in South Florida Compare
| Project | Residences | Floors | Submarket | Completion |
|---|---|---|---|---|
| The Residences at Six Fisher Island | 50 | 10 | Fisher Island | Late 2026 |
| Rivage Bal Harbour | 56 | 25 | Bal Harbour | 2027 |
| Four Seasons Coconut Grove | 70 | 20 | Coconut Grove | 2027 |
| The Perigon Miami Beach | 73 | 18 | Miami Beach | 2025 |
| The Ritz-Carlton Residences Fort Lauderdale | 83 | 13 | Fort Lauderdale Beach | 2029 |
| Rosewood Residences Hillsboro Beach | 92 | 10 | Hillsboro Beach | 2027 |
| The Ritz-Carlton Residences Palm Beach Gardens | 106 | 7 | Palm Beach Gardens | 2026 |
What Buyers Should Compare Before Choosing a Boutique Building
Residence count is the headline number, but buyers evaluating low-density branded residences should weigh several other variables side by side.
Pricing and Floor Plans
Pricing in boutique buildings tends to carry a premium over higher-density product in the same submarket, reflecting service intensity, brand standards, and scarcity. Floor plates often vary by stack, so identical residence counts can produce very different layouts. Buyers should request current pricing, floor plans, and stack maps from the development team — and confirm whether quoted prices include parking, storage, club initiation fees, or finish upgrades.
Developer Track Record
Branded residences are often co-developed with established sponsors. Track record matters for delivery confidence, deposit security, and post-closing warranty service. Buyers should review prior projects and ask about the developer’s deposit-handling structure.
Brand and Service Model
Four Seasons, Ritz-Carlton, Rosewood, and similar operators publish residential service standards that vary by property. The actual experience depends on the on-site general manager, the size of the residential staff, and which services are included in HOA fees versus billed à la carte. Ask for the service standards document and a breakdown of included versus optional services.
Delivery Timeline and Deposit Structure
Completion years on this list range from 2025 to 2029. Pre-construction deposit schedules typically follow a tiered structure tied to construction milestones. Buyers should confirm the current deposit schedule, escrow arrangement, and any assignment or conversion provisions in the purchase contract.
Views, Orientation, and Light
In boutique buildings, the difference between a south-facing and north-facing residence — or an oceanfront and a city-side stack — is often more pronounced than in larger towers because there are fewer comparable units. Request orientation diagrams before committing to a specific residence.
Location and Access
Island access (Fisher Island), barrier-beach addresses (Hillsboro Mile, Bal Harbour), and gated waterfront enclaves (Palm Beach Gardens) each carry different commuting, ferry, and security implications. Buyers should test the actual commute to their primary destinations — airport, office, school, marina — at the times they will most use it.
Rental Policy and HOA Restrictions
Branded residences typically restrict short-term rentals to protect the service standard. Some allow 30-day minimum leases; others require longer stays or limit the number of leases per year. Buyers planning part-time use should confirm rental rules in writing.
Resale Considerations
Boutique buildings can trade differently in resale than mass-market towers. Buyers should ask about HOA fee structures, special assessment history (where applicable), and any developer-imposed resale restrictions during the initial sales period.