Actual price per square foot, new development vs resale spreads, and appreciation trends across every major Miami condo neighborhood. Updated quarterly from Miami-Dade public records and MLS transaction data.
These are the buildings buyers compare against new development. Understanding what established Brickell buildings trade at helps calibrate whether new dev pricing makes sense for your goals.
| Building | Year Built | Resale $/sq ft | Units | Notable | Type |
|---|---|---|---|---|---|
| SLS LUX Brickell | 2017 | $900–$1,100 | 450 | Branded, pool deck, walkable | Resale |
| 1010 Brickell | 2017 | $750–$900 | 494 | Largest amenity deck in Brickell, rooftop pool | Resale |
| Brickell City Centre (Rise) | 2016 | $700–$850 | 390 | Direct mall access, Metromover steps | Resale |
| Icon Brickell | 2008 | $600–$800 | 1,646 | High volume, 3 pools, bay views upper floors | Resale |
| MyBrickell | 2014 | $650–$750 | 192 | Boutique, compact floor plans | Resale |
| The Standard Residences | 2027 est. | $900–$1,200 | 422 | Wellness brand, Miami River waterfront | New Dev |
| Faena Residences Miami | 2027 est. | $1,500–$2,500+ | ~290 | Twin 68-story, 100K+ sqft amenities | New Dev |
| St. Regis Residences | 2027 est. | $2,000–$3,500+ | 152 | R.A.M. Stern, ultra-private, bayfront | New Dev |
| 888 Brickell by Dolce&Gabbana | 2028 est. | $1,400–$2,000 | 259 | Miami's tallest, full D&G furnishing | New Dev |
The Brickell spread: New development commands a 30–80% premium over established resale on a per-square-foot basis. For branded ultra-luxury (St. Regis, Faena), the premium is even higher. Buyers pay the new-dev premium for modern building systems, current code compliance, brand equity, and the appreciation that occurs from contract to delivery — typically 18–36 months.
Miami Beach is five different markets stacked on one island. Price per sq ft can vary 2–3x between South Beach and North Beach for comparable product. Zone matters more than anything.
| Building / Zone | Location | Resale $/sq ft | STR | Character |
|---|---|---|---|---|
| Continuum South Beach | South Pointe | $1,200–$2,000 | — | Gated 12-acre oceanfront estate, tennis, 3 pools |
| Setai Miami Beach | South Beach | $2,000–$4,000+ | ✓ | Ultra-luxury, 3 pools, white-glove hotel service |
| W South Beach | South Beach | $800–$1,200 | ✓ | Hotel-condo hybrid, strong rental history |
| Sunset Harbour (avg) | Sunset Harbour | $800–$1,200 | — | Most walkable neighborhood on the island |
| Faena House | Mid-Beach | $3,000–$6,000+ | — | Rem Koolhaas, gold building, trophies only |
| North Beach (avg resale) | North Beach | $550–$750 | Varies | Best value on island, growing fastest |
| Ella Miami Beach | North Beach | $800–$900 | ✓ | New dev, STR approved, beach club access |
| Surf Row Residences | Surfside | $1,200–$1,600 | — | 24 units, RH furnished, boutique oceanfront |
| Villa 17 Miami Beach | Lincoln Road | $1,100–$1,300 | — | 17 townhomes, 4BR, rooftop terraces |
North Beach is the most compelling value play on the island right now. Ella Miami Beach is pricing at $800–$900/sqft new construction — that's above the North Beach resale average of $550–$750 but well below South Beach and Mid-Beach comparables. STR approval adds an income layer that most Miami Beach buildings can't offer. Buyers who bought North Beach in 2020 at $450–$550/sqft have seen meaningful appreciation as the neighborhood gentrifies northward.
| Building | Neighborhood | Resale $/sq ft | Year Built | Character |
|---|---|---|---|---|
| Park Grove | Coconut Grove | $900–$1,300 | 2018 | Rem Koolhaas towers, bayfront, 3 buildings |
| Grove Isle | Coconut Grove | $600–$900 | 1979–1982 | Private island, marina, older stock but irreplaceable location |
| Grovenor House | Coconut Grove | $700–$950 | 2006 | Bay views, walkable to CocoWalk |
| The Lincoln (new dev) | Coconut Grove | $950–$1,200 | 2026 est. | 48 boutique residences, Snaidero kitchens |
| Ziggurat (new dev) | Coconut Grove | $1,100–$1,400+ | 2027 est. | 19 residences, Oppenheim Architecture, private elevators |
| Alhambra Tower | Coral Gables | $500–$650 | 1999 | Walkable Miracle Mile location, older stock |
| The Gables Club | Coral Gables | $650–$850 | 1994 | Bayfront, marina, gated community |
| Alhambra Parc (new dev) | Coral Gables | $950–$1,300 | 2027 est. | 78 residences, rooftop pool, Miracle Mile |
| The Village at Coral Gables (new dev) | Coral Gables | $900–$1,200 | 2027 est. | 48 boutique, villas, townhomes, lofts |
How much more do you pay per square foot for new construction vs comparable resale in the same neighborhood? The spread quantifies what you're paying for: modern build, brand equity, and contract-to-delivery appreciation.
What the spread means for buyers: A tight spread (Ziggurat at 14% over Park Grove) means new-dev pricing is already close to resale market — lower appreciation upside but lower risk. A wide spread (Coral Gables at 96%) means you're betting heavily on new-dev appreciation to make the economics work vs buying resale. Brickell mid-market (27%) represents a reasonable premium for a modern building with brand backing.
| Neighborhood | 2021 Avg $/sqft | 2023 Avg $/sqft | 2025 Avg $/sqft | 5-Yr Change | Driver |
|---|---|---|---|---|---|
| Brickell | $480 | $720 | $825 | +72% | Finance/tech migration from NYC, no state income tax |
| Miami Beach — North Beach | $380 | $560 | $680 | +79% | Gentrification northward from South Beach, STR demand |
| Miami Beach — South Beach | $750 | $1,000 | $1,100 | +47% | International demand, limited new supply, brand buildings |
| Coconut Grove | $520 | $760 | $875 | +68% | Limited supply, CocoWalk redevelopment, design buyers |
| Coral Gables | $420 | $600 | $725 | +73% | School quality, zoning protection, UM/healthcare demand |
| Surfside / Bal Harbour | $700 | $1,100 | $1,350 | +93% | Post-Champlain safety upgrades, ultra-luxury demand, extreme scarcity |
Context on the 2021–2022 surge: Miami saw an extraordinary migration-driven price spike between 2020 and 2022 — the fastest appreciation in the city's modern history. The 5-year numbers above capture that surge. Current annual appreciation (8–12% in Brickell, 6–9% in most other neighborhoods) has moderated to more sustainable levels. Any buyer benchmarking today's prices against 2020 levels is looking at a very different baseline.
Price per square foot ranges are derived from Miami-Dade County public property records, MIAMI Association of Realtors transaction data, and closed sale analysis for the 12-month period ending Q1 2026. New development pricing reflects current asking prices and recently closed pre-construction contracts where available. Ranges represent the 10th–90th percentile of recorded transactions — outlier sales and distressed transactions are excluded. Appreciation figures are median price per square foot for the building or sub-market referenced, not individual unit returns. All data is approximate. Individual unit pricing varies materially based on floor, view, exposure, and finish level. This page is updated quarterly. Last update: April 2026.