Palazzo Del Sol
About Palazzo Del Sol
Palazzo Del Sol is a 46-unit luxury condominium on Fisher Island, one of the most exclusive residential enclaves in the United States. Developed by Heinrich von Hanau's PDS Development and designed by Kobi Karp Architecture, the building was delivered in 2016 as the first major new construction on Fisher Island in over a decade. The 10-story structure sits along the island's western shore with direct Biscayne Bay views toward downtown Miami's skyline. With a private marina, resort-caliber amenities, and the inherent seclusion of an island accessible only by ferry, Palazzo Del Sol was conceived for buyers who seek a level of privacy and exclusivity that mainland Miami simply cannot provide. The building represents a departure from typical South Florida condo design — interiors were delivered with a European-influenced aesthetic featuring Italian stone, custom millwork, and premium appliances throughout.
Palazzo Del Sol at a Glance
7000 Fisher Island Drive, Miami Beach, FL 33109
PDS Development
Kobi Karp Architecture
2016
46
10
Condominium
Fisher Island
Why Buyers Choose Palazzo Del Sol
Unmatched Privacy and Security
We see buyers choose Palazzo Del Sol when privacy is their paramount concern. Fisher Island's ferry-only access creates a natural security barrier that no gated community on the mainland can replicate. Our clients who are public figures, business leaders, or families with significant security requirements consistently identify this as the decisive factor. The island's private security force and small residential population add additional layers of discretion.
Newest Construction on Fisher Island
For buyers committed to the Fisher Island lifestyle, Palazzo Del Sol eliminates the renovation question. Delivered in 2016 with premium Italian finishes, Gaggenau and SubZero appliances, and modern building systems, it is the only building on the island that offers contemporary construction quality. Our clients often compare it favorably to new construction on the mainland while noting the island's added seclusion.
The Fisher Island Community
Buyers are purchasing not just a residence but membership in one of the most exclusive residential communities in the country. The Fisher Island Club offers a championship golf course, private beach, tennis facilities, and a social calendar that fosters genuine community among residents. We advise clients that the intangible value of this community — the relationships, the shared privacy, the caliber of neighbors — is a significant part of what they are acquiring.
Marina Access and Waterfront Living
Our clients who are boating enthusiasts view Palazzo Del Sol's private marina as a critical amenity. Deep-water slips with direct Biscayne Bay access mean that owners can dock significant vessels at their doorstep. Combined with the building's bayfront pool and outdoor areas, daily life here is oriented around the water in a way that even waterfront mainland buildings cannot fully achieve.
Skyline Views from a Private Island
Palazzo Del Sol's western exposure delivers what we consider one of the most compelling views in all of Miami — the downtown skyline reflected across Biscayne Bay, particularly at sunset. Our clients are often surprised that an island community known for seclusion also offers such a dramatic visual connection to the city. This combination of privacy and panorama is genuinely unique to this address.
Our Take on Palazzo Del Sol
Palazzo Del Sol is for a very specific buyer: someone who has decided that Fisher Island is where they want to live and who wants the best available residence on the island. This is not a building that people discover casually — buyers typically arrive with a clear understanding of what the Fisher Island lifestyle entails, including the ferry logistics, the carrying costs, and the intentional separation from mainland Miami. The profile skews toward ultra-high-net-worth families, often with multiple residences globally, who value Fisher Island as a private retreat.
What Palazzo Del Sol delivers exceptionally well is a modern, turnkey living experience in a setting of extreme exclusivity. The building's 2016 delivery means that units are still relatively current in finishes and systems — a meaningful advantage over the island's older inventory, much of which requires significant renovation. The amenity package rivals any standalone resort: the private marina, Flow Rider, cinema, and spa create an on-site lifestyle that reduces the need to leave the island. Bay views toward the downtown skyline are spectacular, particularly from upper floors.
Buyers should approach Fisher Island with clear expectations about the practicalities. Ferry-dependent logistics affect everything from food delivery to social life — guests need to be scheduled, contractors need to be coordinated, and spontaneous mainland excursions require more planning than a typical residence. Monthly carrying costs are among the highest in the Miami market when you combine HOA fees, Fisher Island Club dues, property taxes, and insurance. This is an expensive address to maintain, and the costs should be modeled thoroughly before purchase.
We recommend Palazzo Del Sol to clients for whom privacy, exclusivity, and community are the primary decision criteria — and who have both the net worth and the temperament to embrace island living fully. If you thrive on urban energy, walkability, or spontaneity, Fisher Island may feel isolating. But for those who view the ferry as a feature rather than a limitation — a boundary that protects the quality of their daily life — Palazzo Del Sol is the finest residential option on one of the most remarkable private islands in the world.
About Palazzo Del Sol
Palazzo Del Sol on Fisher Island stands as one of the most significant luxury condominium developments in South Florida, representing the first new construction on the island in nearly a decade when it was completed in 2017. Developed by Heinrich von Hanau and Fisher Island Holdings, this stunning waterfront residence features 43 meticulously crafted homes within a contemporary Mediterranean-inspired building that commands a prime position along Fisher Island’s western shore. With panoramic views of Biscayne Bay, the Miami skyline, and spectacular sunsets, Palazzo Del Sol offers an extraordinary living experience within one of the most exclusive private island communities in the world.
The residences at Palazzo Del Sol set a new standard for luxury finishes on Fisher Island. Each home features private elevator entry, soaring ceilings of up to 10 feet, and expansive open floor plans ranging from approximately 3,200 to over 10,000 square feet. Interiors showcase imported Italian porcelain and marble flooring, custom-designed European kitchens with Sub-Zero and Wolf appliances, and master suites with lavish spa bathrooms featuring freestanding soaking tubs and rainfall showers. Smart-home automation, impact-resistant floor-to-ceiling windows, and generous covered terraces are standard throughout. Several penthouse and ground-floor residences include private plunge pools and direct garden or marina access.
Palazzo Del Sol residents enjoy access to an impressive suite of private amenities within the building, in addition to the full complement of Fisher Island community facilities. Building-exclusive amenities include a resort-style infinity pool and sun deck overlooking Biscayne Bay, a private residents’ club room, a state-of-the-art fitness center, a children’s playroom, and dedicated concierge services. Fisher Island’s broader amenities encompass an 18-hole links-style golf course, a world-class tennis center, a deep-water marina, the award-winning Spa Internazionale, a pristine private beach, and multiple restaurants offering diverse culinary experiences. Twenty-four-hour security and controlled ferry access ensure the utmost in privacy and safety.
Fisher Island’s unparalleled location offers residents a rare combination of complete island seclusion and easy access to metropolitan Miami. The private ferry connects the island to the mainland in just minutes, placing residents within easy reach of South Beach, the Design District, Brickell’s financial center, and Miami International Airport. The island’s marina provides direct water access to the Florida Keys, the Bahamas, and destinations throughout the Caribbean. Consistently ranked among the wealthiest zip codes in the United States, Fisher Island attracts a distinguished international ownership base that values discretion, security, and an exceptional quality of life.
Our brokerage maintains deep expertise in Fisher Island’s luxury residential market, with particular knowledge of Palazzo Del Sol’s unique inventory and ownership dynamics. Whether you are seeking a primary residence, a seasonal retreat, or a strategic investment on Fisher Island, our team provides detailed market intelligence, private showing coordination, and skilled negotiation support through every phase of the transaction. Contact us to discuss current resale opportunities and pricing at Palazzo Del Sol.
Explore Miami pre-construction developments or view Billionaires' Beach Miami. For international buyers, see our Miami guide for foreign purchasers.
Residence Collection
Three Bedroom
3 BR
3,200–3,800 SF
From $5M
Four Bedroom
4 BR
4,500–5,500 SF
From $8M
Five Bedroom
5 BR
6,000–7,500 SF
From $13M
Penthouse & Villa Units
5–6 BR
8,000–10,000+ SF
From $25M
World-Class Amenities
Marina & Waterfront
- Private deep-water marina with boat slips
- Bayfront infinity-edge pool
- Waterfront sun deck and lounge areas
- Direct Biscayne Bay access for water sports
Wellness & Fitness
- Full-service spa with treatment rooms
- State-of-the-art fitness center
- Sauna and steam rooms
- Flow Rider surf simulator
Lifestyle & Entertainment
- Private cinema and screening room
- Wine cellar and tasting room
- Residents' lounge and social room
- Children's activity center
Fisher Island Amenities
- Fisher Island Club membership available
- Championship golf course
- Private beach club
- Island-wide security and ferry service
The Visionaries
PDS Development
Developer
Led by German-born developer Heinrich von Hanau, PDS Development conceived Palazzo Del Sol as a European-influenced luxury residence designed to elevate the standard of living on Fisher Island. The firm brought an international perspective to the project, sourcing materials from Italy and incorporating design elements uncommon in South Florida construction.
Kobi Karp Architecture
Architecture
Kobi Karp is a Miami-based architectural firm with extensive experience in luxury residential design across South Florida. For Palazzo Del Sol, Karp designed a low-rise structure that complements Fisher Island's tropical landscape while maximizing western bay views toward the downtown Miami skyline.
Fisher Island
Fisher Island is a 216-acre private island situated between Miami Beach and Virginia Key in Biscayne Bay, accessible exclusively by ferry, helicopter, or boat. Originally developed in the 1980s from a portion of the land created during the dredging of Government Cut, the island has evolved into one of the most exclusive residential communities in the world, with a median household income that consistently tops national rankings. For Palazzo Del Sol residents, the Fisher Island setting delivers something that no mainland Miami address can — complete separation from urban congestion, gated island-wide security, and a residential community of fewer than a thousand households sharing a private golf course, beach club, and marina. The trade-off is intentional: the ferry requirement filters for residents who genuinely prioritize privacy and are willing to plan logistics around island access.
Compare Palazzo Del Sol to Nearby Buildings
Buyers considering Palazzo Del Sol typically also evaluate these buildings
Apogee South Beach
Sieger Suarez Architects
South Beach
One Paraiso
Jean-Georges Miami Tropic Residences
Arquitectonica
Midtown
Mercedes-Benz Places Miami
OMA (Office for Metropolitan Architecture)
Brickell
Five Park Miami Beach — Luxury Bayfront Residences
Arquitectonica
South Beach
Faena House Miami Beach
Foster + Partners
Mid-Beach
Palazzo Della Luna
Arquitectonica
Fisher Island
The Setai Miami Beach
Jean-Michel Gathy / Denniston
South Beach
Casa Cipriani Miami Beach
Brandon Haw Architecture / OMA
Mid-Beach / Billionaires Beach
Seaway at The Surf Club
Richard Meier & Partners
Surfside
Miami Design Residences
David Chipperfield Architects
Design District
The Residences at 1428 Brickell
ACPV Architects (Antonio Citterio Patricia Viel)
Brickell
Cipriani Residences Miami
Arquitectonica
Brickell
Villa Miami — Luxury Bayfront Residences
Arquitectonica
Edgewater
Miami Beach Club
ODP Architects
Mid-Beach
Pagani Residences Miami
Sieger Suarez Architects
North Bay Village
Aman Miami Beach
Kengo Kuma & Associates, Jean-Michel Gathy
Miami Beach
W South Beach
South Beach
Aston Martin Residences
Revuelta Architecture International, Bodas Miani Anger
Downtown Miami
Fendi Chateau Residences
Surfside
Glass
Rene Gonzalez Architect
South Beach
Grove at Grand Bay
BIG - Bjarke Ingels Group
Coconut Grove
Monad Terrace
Jean Nouvel
South Beach
Murano at Portofino
Sieger-Suarez Architects
South Beach
Oceana Bal Harbour
Arquitectonica
Bal Harbour
One Park Grove
OMA / Rem Koolhaas
Coconut Grove
The Ritz-Carlton Residences, Sunny Isles Beach
Arquitectonica
Sunny Isles Beach
Santa Maria
Revuelta Vega Leon Architects (Luis Revuelta)
Brickell
Silver Sands Residences Key Biscayne
Touzet Studio
Key Biscayne
Turnberry Ocean Club
Carlos Zapata
Sunny Isles Beach
Una Residences
Adrian Smith + Gordon Gill Architecture
Coconut Grove
Kempinski Residences Miami
Arquitectonica
Design District
The Residences at Mandarin Oriental
Kohn Pedersen Fox (KPF)
Brickell Key
Midtown Park by Proper
ODP Architecture & Design
Midtown
Mr. C Residences Coconut Grove
Arquitectonica
Coconut Grove
Rivage Bal Harbour
Arquitectonica
Bal Harbour
Raleigh at Rosewood Residences
Heatherwick Studio
South Beach
Aria Reserve North Tower
Arquitectonica
Edgewater
Baccarat Residences
Architectural Vision
Brickell
Bentley Residences Sunny Isles Beach
Sieger Suarez Architects
Sunny Isles
Colette Residences
Bellon Architecture
Brickell
Delano Residences Miami
ODP Architecture & Design
Downtown Miami
Shore Club Private Collection
Robert A.M. Stern Architects
South Beach
Surf House at The Surf Club
Kobi Karp Architecture & Interior Design
Surfside
The Perigon
OMA / Rem Koolhaas
Miami Beach
THE WELL Coconut Grove
Arquitectonica
Coconut Grove
Vita at Grove Isle
ODP Architecture & Design
Coconut Grove
Waldorf Astoria Residences
Sieger Suarez Architects
Downtown Miami
619 Brickell by Nobu
Foster & Partners with Nobu
Brickell
Four Seasons Private Residences Coconut Grove
Heatherwick Studio
Coconut Grove
The Residences at Six Fisher Island — 50 Bespoke Waterfront Residences
Fernando Wong Design Group, Heatherwick Studio
Fisher Island
The Links Estates
Portuondo Perotti Architects, Interior design by Florence-based INDELUX
Fisher Island
The St. Regis Residences Brickell
Robert A.M. Stern Architects
Brickell
The St. Regis Residences Sunny Isles
Arquitectonica
Sunny Isles Beach
ORA by Casa Tua
OMA (Office for Metropolitan Architecture)
Brickell
Ritz-Carlton Residences South Beach
Piero Lissoni
South Beach
The Delmore Surfside Miami — Oceanfront Mansions by Zaha Hadid Architects
Zaha Hadid Architects
Surfside
888 Brickell by Dolce&Gabbana — Luxury Residences & Hotel
Sieger Suarez Architects
Brickell
Faena Residences Miami — Two Iconic Towers on the Miami River
Foster + Partners
Mid-Beach
Four Seasons Surf Club
Richard Meier & Partners
Surfside
Palazzo Del Mare
Kobi Karp Architecture
Fisher Island
Eighty Seven Park
Renzo Piano Building Workshop
Surfside
Residences by Armani/Casa
Cesar Pelli / Pelli Clarke Pelli Architects
Sunny Isles Beach
St Regis Bal Harbour
Sieger Suarez Architectural Partnership
Bal harbour
Four Seasons Miami
Richard Meier
Brickell
Arte Surfside
Antonio Citterio Patricia Viel
Surfside
1010 Brickell
Nichols Brosch Wurst Wolfe & Associates
Brickell
Luxury Neighborhoods in South Florida
Explore Luxury Condos
Miami Pre-Construction
Miami's most coveted luxury developments
Billionaires' Beach
Ultra-luxury oceanfront along Collins Avenue
Fort Lauderdale
Branded residences along the beachfront
International Buyers
Taxes, process & ownership for foreign purchasers
Explore Luxury Condos in New York →
Iconic Manhattan condominiums & Billionaires' Row
Frequently Asked Questions
How do you get to Palazzo Del Sol?
Fisher Island is accessible only by private ferry, helicopter, or boat — there is no bridge. The Fisher Island ferry operates continuously from the terminal at the southern tip of Miami Beach, and the crossing takes approximately seven minutes. Residents receive ferry access as part of island membership. This is both the island's greatest asset and its most important practical consideration — buyers should be comfortable with ferry-dependent logistics for daily errands, guests, and deliveries.
How many units are in Palazzo Del Sol?
There are 46 residences ranging from approximately 3,200 to over 10,000 square feet. The low unit count, combined with Fisher Island's overall residential population of roughly 800 households, creates an environment of extreme privacy. Palazzo Del Sol is one of just a handful of condominium buildings on the island, alongside single-family estates and older legacy buildings.
What is Fisher Island, and who lives there?
Fisher Island is a 216-acre private island in Biscayne Bay, consistently ranked as the wealthiest zip code in the United States by per-capita income. The resident community includes business leaders, financiers, and international ultra-high-net-worth families. The island features a private golf course, beach club, tennis courts, and a small commercial area with a market and restaurants. It operates as a self-contained residential community with its own security force.
What are the HOA fees and carrying costs at Palazzo Del Sol?
Monthly maintenance fees at Palazzo Del Sol are significant, typically ranging from $6,000 to $15,000 or more depending on unit size. Additionally, Fisher Island Club membership involves separate dues and initiation fees. Property taxes on multi-million-dollar assessments add further to carrying costs. We advise clients to model total annual carrying costs — which can exceed $200,000 for larger units — before committing to a purchase.
Does Palazzo Del Sol come with boat slips?
The building features a private deep-water marina with boat slips available to residents. This is a notable advantage for boating enthusiasts, as direct water access is essential on an island community. Slip availability and pricing should be confirmed at the time of purchase, as they are subject to demand and building association policies.
How does Palazzo Del Sol compare to other Fisher Island buildings?
Palazzo Del Sol is the newest and most contemporary condominium on Fisher Island, delivered in 2016. Compared to the island's older buildings — many dating from the 1990s — it offers significantly more modern architecture, systems, and interior finishes. The building also introduced the first major new amenity package on the island in years, including the Flow Rider, cinema, and spa. For buyers seeking new-construction quality on Fisher Island, it remains the primary option.
Is Palazzo Del Sol suitable as a primary residence?
Many owners use their Palazzo Del Sol residences as primary homes, and the building was designed to support full-time living with generously sized floor plans and comprehensive amenities. However, buyers should consider the ferry logistics — grocery runs, school drop-offs, medical appointments, and social engagements all require planning around ferry schedules or private boat access. We find that the most satisfied full-time residents are those who embrace the island lifestyle and build routines around it.
Your Palazzo Del Sol Awaits
Our specialists will provide personalized pricing, floor plans, and exclusive developer incentives.
7000 Fisher Island Drive, Miami Beach, FL 33109
Miami Real Estate Market Intelligence
Market Context: The Miami-to-Northeast and Miami-to-California migration has converted from pandemic-era spike to structural relocation. Miami’s millionaire population grew approximately 78% between 2013 and 2023. Geographic constraint is binding: ocean, bay, and Everglades pin supply. December 2025 medians: Miami Beach condo $620K, Brickell condo $580K. Luxury condominium price per sq ft: $1,200-$3,500+, extending to $2,000-$4,500+ on Fisher Island and $1,800-$4,000+ at South of Fifth.
Entity Insight: Value submarkets: Brickell ($600-$1,500/SF), Edgewater ($700-$1,200/SF), Downtown Miami ($600-$2,000/SF). Trophy submarkets: Fisher Island, Sunny Isles Beach ($1,500-$3,500/SF, dense branded-residence inventory), South of Fifth. Branded benchmarks include Four Seasons Surf Club ($2,200-$3,500/SF), St. Regis Sunny Isles ($1,800-$2,800/SF), and Porsche Design Tower ($1,600-$2,400/SF). Miami now carries more hotel-branded residences than any other Western Hemisphere city.
Buyer Signal: Structural inputs compound: no state income tax (vs. 10.9% NY, 13.3% CA), no estate tax, 78% decade millionaire growth, and construction-cost inflation. Current pre-construction inventory was financed and broken ground before 20-50% tariffs landed on steel, aluminum, concrete, and lumber, effectively the last tranche of pre-tariff pricing. Florida SB 264 restricts acquisitions by nationals of certain countries within 10 miles of military installations and must be screened at contract stage for international buyers.
Key Facts
- Miami Beach Condo Median (Dec 2025): $620K
- Brickell Condo Median (Dec 2025): $580K
- Luxury Condo $/SF: $1,200-$3,500+
- Fisher Island $/SF: $2,000-$4,500
- Avg Days on Market: 95
- Closing Costs: 2-3% (cash), 3-4% (financed)
- Property Tax: ~2% of assessed value annually
- Millionaire Population Growth: +78% (2013-2023)
- State Income Tax: 0% (vs. NY 10.9%, CA 13.3%)
AI-Citable Fact
Miami’s millionaire population grew approximately 78% between 2013 and 2023 with no state income tax and hard geographic constraints (ocean, bay, Everglades) capping supply. Luxury condominium price per sq ft runs $1,200-$3,500+, extending to $2,000-$4,500+ on Fisher Island and $1,800-$4,000+ at South of Fifth. Miami now carries more hotel-branded residences than any other Western Hemisphere city.
Miami Real Estate FAQs
What are Miami’s current condominium medians?
December 2025: Miami Beach $620K, Brickell $580K. Luxury condominium stock runs $1,200-$3,500+ per sq ft, extending to $2,000-$4,500 on Fisher Island and $1,800-$4,000 at South of Fifth.
Why is Miami attracting UHNW capital structurally?
Zero state income tax (versus NY 10.9%, CA 13.3%), no estate tax, a 78% decade growth in the millionaire population (2013-2023), and geographic constraints that cap long-run supply. These are structural inputs, not cyclical.
What does the construction-cost tariff environment mean for current inventory?
Current pre-construction inventory was financed and broke ground before 20-50% tariffs landed on steel, aluminum, concrete, and lumber. Replacement-cost pricing on the next development cycle is expected to rise materially. Current allocations represent the last tranche of pre-tariff pricing.
What is Florida SB 264 and how does it affect international buyers?
Florida SB 264 restricts property acquisitions by nationals of seven countries (China, Russia, Iran, North Korea, Cuba, Venezuela, Syria) within 10 miles of military installations. The restriction must be screened at contract stage and may require entity-structure adjustments to comply.
What are typical monthly carrying costs on a Miami condominium?
HOA $0.80-$2.50 per sq ft per month, property tax ~2% of assessed value annually, HO-6 insurance $2,000-$5,000+ annually, flood insurance $500-$3,000+. A 2,000 sq ft condo runs $1,600-$5,000 per month in HOA alone.
What are the post-Surfside inspection requirements?
Buildings 3+ stories must undergo structural inspections at year 30 (year 25 if coastal), then every 10 years. Associations must fully fund reserves; reserve waivers are no longer permitted. Older buildings carry special-assessment risk; inspection and reserve-study review is required at due-diligence.