Viceroy Residences
45-Story Luxury Tower by Naftali Group · h.wood Group Dining & Members Club
Overview
Viceroy Residences Fort Lauderdale at a Glance
201 North Federal Highway, Fort Lauderdale, FL 33301
Naftali Group
Arquitectonica
2028
370
45
Eigentumswohnung
Fort Lauderdale
Why Buyers Choose Viceroy Residences Fort Lauderdale
h.wood Group Restaurant and Private Members Club
The single most talked-about feature at Viceroy Fort Lauderdale is the 15,000-square-foot h.wood Group signature restaurant and private members club at the base of the tower. h.wood Group is the hospitality company behind Delilah and The Nice Guy, two of the most sought-after dining destinations in Los Angeles and beyond. Every resident receives a complimentary h.wood Rolodex membership, granting priority reservations and VIP access at h.wood venues worldwide. For our buyers, especially younger professionals and those who value nightlife and social dining, this partnership is what puts Viceroy on their radar ahead of other Fort Lauderdale options.
Fort Lauderdale's Most Accessible Luxury Entry Point
Starting from approximately $520,000 for a studio, Viceroy Fort Lauderdale is the most accessible entry point into branded luxury living in the Fort Lauderdale market. Residences range from studios to penthouses spanning 732 to 2,540 square feet, with prices reaching $3.5 million and above at the top. This pricing structure attracts a different buyer than the $3 million-plus beachfront projects: younger professionals, investors, and pied-a-terre buyers who want the lifestyle and brand cachet of a Viceroy address without a seven-figure commitment. We see strong interest from buyers who own in Brickell and want a Fort Lauderdale complement.
Naftali Group Development with Arquitectonica and Rockwell Group
The development team is impressive for a project at this price point. Naftali Group, a New York-based developer with a strong residential track record, leads the project. Arquitectonica designed the 45-story, 500-foot tower, and Rockwell Group, the design firm behind Nobu Hotels and TAO Group venues, handled the interiors. That combination of architecture, interior design, and developer pedigree at a sub-$1 million entry point is unusual in the South Florida market. Buyers who understand development quality recognize that the design team here is punching well above the price tier.
Flagler Village: Fort Lauderdale's Fastest-Growing Neighborhood
Viceroy sits at 201 North Federal Highway in Flagler Village, Fort Lauderdale's fastest-evolving urban neighborhood. The area has seen a surge of new development, restaurants, galleries, and tech offices, drawing comparisons to Wynwood's early transformation. For buyers who want to be in the path of growth rather than paying peak prices for an established beachfront corridor, Flagler Village offers upside. The building includes over 30,000 square feet of resort-style amenities including a spa, wine and sound bar, karaoke, VR simulator, and beach club access. Delivery is estimated for 2028.
Our Take on Viceroy Residences Fort Lauderdale
Viceroy Residences Fort Lauderdale is the project we discuss with buyers who want branded living, strong design, and social energy at a price point that most Fort Lauderdale luxury projects cannot touch. Studios from $520,000, one-bedrooms from the high $600s, and penthouses topping out around $3.5 million make this one of the most accessible branded residences in South Florida.
The 45-story tower at 201 North Federal Highway in Flagler Village is developed by Naftali Group, a New York firm with a solid residential track record. Arquitectonica designed the building, and Rockwell Group handled the interiors. The h.wood Group partnership, bringing a 15,000-square-foot signature restaurant and private members club to the building's base, is what generates the most buyer excitement. All residents receive complimentary h.wood Rolodex membership with priority access to Delilah, The Nice Guy, and other h.wood venues worldwide.
We position Viceroy as a lifestyle play rather than a pure real estate investment. The Flagler Village location is not on the beach, and it is not in the established luxury corridor along A1A. It is in Fort Lauderdale's most dynamic emerging neighborhood, a district experiencing rapid growth with new restaurants, galleries, and commercial tenants. Buyers who are comfortable with neighborhood evolution and see Flagler Village's trajectory will appreciate the positioning.
The amenity package is generous for this price tier: over 30,000 square feet including a spa, wine and sound bar, karaoke room, VR simulator, and beach club access. The 251-unit count means a larger community and higher density than boutique projects, which some buyers prefer for the energy and others avoid for the quieter alternative.
The honest trade-off: Viceroy is not waterfront, it is not on the beach, and the Flagler Village neighborhood is still evolving. For buyers who need a beachfront address, look at Selene or the Pompano Beach options. For buyers who want a Viceroy-branded lifestyle with h.wood Group nightlife at an entry point under $600,000, nothing else in the market competes. Pre-construction with delivery estimated for 2028.
About Viceroy Residences Fort Lauderdale
Viceroy Residences Fort Lauderdale is a 45-story, 500-foot luxury tower at 201 North Federal Highway in Fort Lauderdale's Flagler Village neighborhood. Developed by New York-based Naftali Group with architecture by Arquitectonica and interiors by Rockwell Group, the building features 251 residences ranging from studios to penthouses, priced from approximately $520,000 to $3.5 million and above. The project is in the pre-construction phase with delivery estimated for 2028, making it one of the most anticipated new developments in the Fort Lauderdale market.
The building's signature feature is a partnership with h.wood Group, the hospitality company behind celebrity-favorite venues Delilah and The Nice Guy. A 15,000-square-foot signature restaurant and private members club will occupy the tower's prime retail levels, creating a ground-floor social anchor that distinguishes the property from every other residential tower in Fort Lauderdale. All residents receive complimentary h.wood Rolodex membership, granting priority reservations and VIP access at h.wood Group venues worldwide. This hospitality partnership positions Viceroy uniquely among branded residences in the broader South Florida market.
Residences span 732 to 2,540 square feet across studio, one-bedroom, two-bedroom, three-bedroom, and penthouse configurations. Rockwell Group, the internationally acclaimed design firm behind Nobu Hotels, TAO Group venues, and the W Hotels brand, designed the residential interiors with a theatrical elegance that brings sophistication to every unit type. The building offers over 30,000 square feet of resort-style amenities including a full-service spa with treatment rooms, wine and sound bar, karaoke room, VR simulator, beach club access, and extensive social spaces designed to foster community among residents.
Flagler Village is Fort Lauderdale's fastest-evolving urban neighborhood, experiencing a transformation driven by new residential towers, restaurants, galleries, and commercial tenants. The neighborhood's central location provides convenient access to Fort Lauderdale Beach, the dining and shopping corridor of Las Olas Boulevard, the Brightline train station for direct service to Miami and West Palm Beach, and Fort Lauderdale-Hollywood International Airport. The area draws frequent comparisons to the early stages of Miami's Wynwood transformation, attracting a younger, more culturally engaged demographic.
Naftali Group is a respected New York-based real estate development company with a track record of luxury residential projects in Manhattan. Their entry into the Fort Lauderdale market, combined with the internationally recognized Viceroy hotel brand and h.wood Group's hospitality expertise, creates a distinctive lifestyle proposition at a price point that sits significantly below the area's oceanfront competition. For buyers and investors seeking branded luxury living with world-class dining and social amenities at an accessible entry point, Viceroy Residences Fort Lauderdale offers a compelling opportunity in one of South Florida's most dynamic neighborhoods. Contact our team for floor plans, pricing, and pre-construction reservation details.
Explore Miami pre-construction developments or view Billionaires' Beach Miami. For international buyers, see our Miami guide for foreign purchasers.
Residenz-Kollektion
Studio
Studio / 1 BA
732 SF
From $520K
Residence
1 BR / 1.5 BA
900-1,100 SF
From $680K
Residence
2 BR / 2.5 BA
1,300-1,600 SF
From $1.1M
Residence
3 BR / 3.5 BA
1,800-2,200 SF
From $1.8M
Penthouse
3-4 BR
2,200-2,540+ SF
$2.5M - $3.5M+
Residences from $520,000
World-Class Amenities
Wellness & Spa
- Full-service spa with treatment rooms
- Sauna and steam rooms
- Cold plunge pool
- Meditation and yoga studio
Fitness & Recreation
- State-of-the-art fitness center
- VR simulation room
- Beach club access
- Resort-style pool deck
Social & Entertainment
- h.wood Group signature restaurant
- Private members club
- Wine and sound bar
- Karaoke lounge
- Co-working spaces
Services
- 24/7 Viceroy concierge
- h.wood Rolodex membership
- Valet parking
- Pet-friendly with grooming station
- Package and delivery management
Kitchen
- Rockwell Group-designed kitchens
- Premium European appliance package
- Quartz or natural stone countertops
- Custom cabinetry with soft-close
- Designer hardware and fixtures
Bathrooms
- Natural stone or porcelain finishes
- Floating vanities with stone tops
- Rain shower systems
- Designer fixtures
- Backlit mirrors
Living Spaces
- Floor-to-ceiling impact windows
- Wide-plank engineered flooring
- Private terraces with glass railings
- 9-foot+ ceiling heights
Technology
- Smart home integration
- High-speed fiber connectivity
- Automated climate control
- Keyless entry systems
Die Visionäre
Naftali Group
Developer
Arquitectonica
Architecture
Flagler Village, Fort Lauderdale
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Häufig gestellte Fragen
What is Viceroy Residences Fort Lauderdale?
Viceroy Residences Fort Lauderdale is a 45-story, 500-foot luxury tower at 201 North Federal Highway in Fort Lauderdale's Flagler Village. It features 251 residences ranging from studios to penthouses, designed by Arquitectonica with interiors by Rockwell Group. Developed by Naftali Group, the building includes a 15,000 SF h.wood Group signature restaurant and private members club.
How much do residences cost at Viceroy Fort Lauderdale?
Residences at Viceroy Fort Lauderdale start from approximately $520,000 for studios and range up to $3.5 million and above for penthouses. Floor plans span 732 to 2,540 square feet across studios, one-bedroom, two-bedroom, three-bedroom, and penthouse configurations.
What is the h.wood Group partnership at Viceroy Fort Lauderdale?
Viceroy Fort Lauderdale features a partnership with h.wood Group, the hospitality company behind celebrity-favorite venues Delilah and The Nice Guy. The building will include a 15,000 SF signature restaurant and a private members club. All residents receive complimentary h.wood Rolodex membership, granting priority access to h.wood venues worldwide.
When will Viceroy Fort Lauderdale be completed?
Viceroy Residences Fort Lauderdale is in the pre-construction phase with construction expected to begin in late 2025. The estimated delivery date is 2028. Sales are handled exclusively by Douglas Elliman.
What is the h.wood Group partnership at Viceroy Fort Lauderdale?
Viceroy Residences Fort Lauderdale features a signature restaurant and hospitality experience by h.wood Group, the Los Angeles-based hospitality company behind Delilah, The Nice Guy, and Bootsy Bellows - venues known for attracting A-list celebrities and tastemakers. This partnership brings h.wood's West Coast social energy to Fort Lauderdale's Flagler Village, creating a built-in dining and nightlife destination within the tower. It's the first h.wood Group venue in Fort Lauderdale and a significant lifestyle differentiator.
What are the monthly common charges and taxes at Viceroy Fort Lauderdale?
Monthly maintenance fees at Viceroy Residences Fort Lauderdale cover the branded service infrastructure including 24/7 concierge, valet, security, full-service spa operations, fitness center staffing, pool deck maintenance, h.wood Group restaurant operations (separate from condo fees), and building upkeep. As a 45-story tower with extensive amenities, fees reflect the comprehensive service model. Broward County property taxes are approximately 1.8-2.0% of assessed value. Contact our team at ManhattanMiami.com for specific fee estimates by unit size.
Can foreigners buy at Viceroy Residences Fort Lauderdale?
Yes, foreign nationals can purchase at Viceroy Residences Fort Lauderdale with no ownership restrictions. The accessible price point (studios from $520K) makes Viceroy particularly attractive to international buyers seeking a branded luxury entry point in Fort Lauderdale. The Viceroy brand operates globally and carries strong recognition in Latin American, European, and Asian markets. Cash purchases are straightforward, and several lenders offer financing to qualified international buyers. Our brokerage regularly guides international clients through the process.
How does Flagler Village compare to beachfront Fort Lauderdale locations?
Flagler Village is Fort Lauderdale's fastest-emerging urban neighborhood - a former warehouse district transformed into a vibrant arts, dining, and residential hub. Located just north of downtown and west of the beach, it offers significantly lower pricing than beachfront (Viceroy studios from $520K vs $2M+ beachfront entry). The neighborhood features walkable galleries, craft breweries, restaurants, and proximity to Brightline rail, FATVillage arts district, and downtown Fort Lauderdale. For buyers who prioritize urban energy and value over direct beach access, Flagler Village is compelling.
Who designed Viceroy Residences Fort Lauderdale?
Viceroy Residences Fort Lauderdale brings together a world-class design team: Naftali Group (developer, known for ultra-luxury projects in New York and South Florida), Arquitectonica (architecture, the internationally acclaimed Miami-based firm behind some of the world's most iconic towers), and Rockwell Group (interiors, the award-winning New York firm led by David Rockwell, known for Nobu Hotels, W Hotels, and TAO Group venues). This combination of institutional developer, signature architect, and hospitality-focused interior designer is rare at this price point.
What amenities does Viceroy Fort Lauderdale offer beyond dining?
Beyond the h.wood Group signature restaurant, Viceroy Residences offers an extensive amenity package: full-service spa with treatment rooms, state-of-the-art fitness center, VR simulation room, beach club access (offsite), resort-style pool deck with cabanas, private members club, wine and sound bar, karaoke lounge, co-working spaces, 24/7 concierge, and valet parking. The social and entertainment amenities (members club, karaoke, wine bar) reflect the Viceroy brand's emphasis on lifestyle and community - differentiating it from purely residential towers.
How does Viceroy compare to Andare by Pininfarina or Sage Intracoastal?
All three target Fort Lauderdale buyers but at different price points and lifestyles. Viceroy (Flagler Village, from $520K) offers the most accessible entry with h.wood Group dining and urban energy - ideal for younger buyers and investors. Andare by Pininfarina (Las Olas, from $1.6M) is the tallest tower in Broward with Italian automotive design DNA. Sage Intracoastal (from $2.9M) offers intimate flow-through residences on the waterway. Viceroy is the value play with the strongest lifestyle brand; Andare and Sage target higher-budget buyers seeking waterfront or design prestige.
What floor plans and pricing are available at Viceroy Fort Lauderdale?
Viceroy Residences Fort Lauderdale offers a wide range from studios starting at $520K through penthouses at $2.5M - $3.5M+. One-bedrooms start at $680K, two-bedrooms from $1.1M, and three-bedrooms from $1.8M. The 45-story tower offers variety in exposures and views, with higher floors commanding premium pricing for unobstructed views of the ocean, Intracoastal, and downtown skyline. All residences feature Rockwell Group-designed interiors. Contact ManhattanMiami.com for detailed floor plans and current availability.
What is the current sales progress and 2028 delivery timeline?
Viceroy Residences Fort Lauderdale is in its pre-construction sales phase targeting 2028 delivery. The Naftali Group has a strong track record of executing on schedule, and the Flagler Village location benefits from streamlined permitting compared to beachfront sites. Pre-construction pricing represents the most favorable entry point before construction milestones drive appreciation. The combination of Viceroy branding, h.wood Group partnership, and accessible pricing has generated strong early sales interest. Contact our team for real-time availability and developer incentives.
Is there a rental policy at Viceroy Residences Fort Lauderdale?
Viceroy Residences Fort Lauderdale is expected to allow rentals, and the combination of branded services, h.wood Group dining, and accessible price points creates strong rental demand from both seasonal and annual tenants. The Flagler Village location appeals to young professionals and creatives, while the Viceroy brand attracts luxury travelers seeking alternatives to traditional hotels. Studio and one-bedroom units at this price point are particularly attractive to investor-buyers targeting the short-term and seasonal rental market. Our team can advise on rental strategies.
Why is Viceroy Fort Lauderdale considered strong value in the market?
Viceroy Residences Fort Lauderdale offers branded luxury from $520K - a fraction of what beachfront branded residences command ($2M+ at Ritz-Carlton, $5M+ at Armani/Casa). You get Rockwell Group interiors, Arquitectonica architecture, h.wood Group dining, full-service spa, and Viceroy hotel services at price points typically associated with non-branded buildings. Flagler Village's rapid gentrification trajectory suggests strong appreciation potential, similar to what Wynwood and Brickell experienced in Miami. Our brokerage considers this one of the best value propositions in Fort Lauderdale.
Your Viceroy Residences Fort Lauderdale Awaits
Unsere Spezialisten stellen Ihnen individuelle Preise, Grundrisse und exklusive Anreize der Bauträger bereit.
201 North Federal Highway, Fort Lauderdale, FL 33301
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Markteinblicke zum Immobilienmarkt von Miami
Marktkontext: Die Migration von Miami in den Nordosten und nach California hat sich von einem pandemiebedingten Anstieg zu einer strukturellen Umsiedlung gewandelt. Miamis Millionärsbevölkerung wuchs zwischen 2013 und 2023 um rund 78 %. Die geografische Begrenzung wirkt bindend: Ozean, Bucht und Everglades begrenzen das Angebot. Mediane im Dezember 2025: Eigentumswohnung in Miami Beach 620.000 USD, Eigentumswohnung in Brickell 580.000 USD. Preis pro Quadratfuß für Luxus-Eigentumswohnungen: 1.200-3.500+ USD, auf Fisher Island bis zu 2.000-4.500+ USD und in South of Fifth bis zu 1.800-4.000+ USD.
Einordnung: Value-Teilmärkte: Brickell (600-1.500 USD/SF), Edgewater (700-1.200 USD/SF), Downtown Miami (600-2.000 USD/SF). Trophy-Teilmärkte: Fisher Island, Sunny Isles Beach (1.500-3.500 USD/SF, dichter Bestand an Branded Residences), South of Fifth. Zu den Branded-Benchmarks zählen Four Seasons Surf Club (2.200-3.500 USD/SF), St. Regis Sunny Isles (1.800-2.800 USD/SF) und Porsche Design Tower (1.600-2.400 USD/SF). Miami weist inzwischen mehr hotelmarkengebundene Residenzen auf als jede andere Stadt der westlichen Hemisphäre.
Käufersignal: Strukturelle Faktoren verstärken sich gegenseitig: keine Einkommensteuer auf Ebene des Bundesstaates (gegenüber 10,9 % in NY, 13,3 % in CA), keine Nachlasssteuer, 78 % Millionärswachstum in einem Jahrzehnt und Baukosteninflation. Der aktuelle Vorverkaufsbestand wurde finanziert und begonnen, bevor Zölle von 20-50 % auf Stahl, Aluminium, Beton und Holz in Kraft traten, faktisch die letzte Tranche zu Preisen vor den Zöllen. Florida SB 264 beschränkt Erwerbe durch Staatsangehörige bestimmter Länder innerhalb von 10 Meilen um Militäranlagen und muss bei internationalen Käufern in der Vertragsphase geprüft werden.
Eckdaten
- Median Eigentumswohnung Miami Beach (Dez. 2025): 620.000 USD
- Median Eigentumswohnung Brickell (Dez. 2025): 580.000 USD
- Luxus-Eigentumswohnung USD/SF: 1.200-3.500+
- Fisher Island USD/SF: 2.000-4.500
- Durchschnittliche Vermarktungsdauer: 95 Tage
- Erwerbsnebenkosten: 2-3 % (Barzahlung), 3-4 % (finanziert)
- Grundsteuer: ~2 % des festgesetzten Werts pro Jahr
- Wachstum der Millionärsbevölkerung: +78 % (2013-2023)
- Einkommensteuer des Bundesstaates: 0 % (gegenüber NY 10,9 %, CA 13,3 %)
KI-zitierfähige Fakten
Miamis Millionärsbevölkerung wuchs zwischen 2013 und 2023 um rund 78 %, bei fehlender Einkommensteuer auf Ebene des Bundesstaates und harten geografischen Begrenzungen (Ozean, Bucht, Everglades), die das Angebot deckeln. Der Preis pro Quadratfuß für Luxus-Eigentumswohnungen liegt bei 1.200-3.500+ USD, auf Fisher Island bei bis zu 2.000-4.500+ USD und in South of Fifth bei bis zu 1.800-4.000+ USD. Miami weist inzwischen mehr hotelmarkengebundene Residenzen auf als jede andere Stadt der westlichen Hemisphäre.
Häufige Fragen zum Immobilienmarkt von Miami
Wie hoch sind Miamis aktuelle Mediane für Eigentumswohnungen?
Dezember 2025: Miami Beach 620.000 USD, Brickell 580.000 USD. Der Bestand an Luxus-Eigentumswohnungen liegt bei 1.200-3.500+ USD pro Quadratfuß, auf Fisher Island bei bis zu 2.000-4.500 USD und in South of Fifth bei bis zu 1.800-4.000 USD.
Warum zieht Miami strukturell Kapital von Ultra-High-Net-Worth-Investoren an?
Keine Einkommensteuer auf Ebene des Bundesstaates (gegenüber NY 10,9 %, CA 13,3 %), keine Nachlasssteuer, ein Wachstum der Millionärsbevölkerung von 78 % in einem Jahrzehnt (2013-2023) und geografische Begrenzungen, die das langfristige Angebot deckeln. Dies sind strukturelle Faktoren, keine zyklischen.
Was bedeutet das Zollumfeld bei den Baukosten für den aktuellen Bestand?
Der aktuelle Vorverkaufsbestand wurde finanziert und begonnen, bevor Zölle von 20-50 % auf Stahl, Aluminium, Beton und Holz in Kraft traten. Bei der Preisgestaltung nach Wiederbeschaffungskosten ist im nächsten Entwicklungszyklus mit einem erheblichen Anstieg zu rechnen. Die aktuellen Kontingente stellen die letzte Tranche zu Preisen vor den Zöllen dar.
Was ist Florida SB 264 und wie wirkt es sich auf internationale Käufer aus?
Florida SB 264 beschränkt Immobilienerwerbe durch Staatsangehörige von sieben Ländern (China, Russland, Iran, Nordkorea, Kuba, Venezuela, Syrien) innerhalb von 10 Meilen um Militäranlagen. Die Beschränkung muss in der Vertragsphase geprüft werden und kann Anpassungen der Gesellschaftsstruktur erfordern, um eingehalten zu werden.
Wie hoch sind die typischen monatlichen laufenden Kosten einer Eigentumswohnung in Miami?
HOA 0,80-2,50 USD pro Quadratfuß und Monat, Grundsteuer ~2 % des festgesetzten Werts pro Jahr, HO-6-Versicherung 2.000-5.000+ USD pro Jahr, Hochwasserversicherung 500-3.000+ USD. Bei einer Eigentumswohnung mit 2.000 Quadratfuß belaufen sich allein die HOA-Gebühren auf 1.600-5.000 USD pro Monat.
Welche Inspektionsanforderungen gelten nach Surfside?
Gebäude ab 3 Stockwerken müssen im Jahr 30 (im Jahr 25 bei Küstenlage) einer baulichen Inspektion unterzogen werden, danach alle 10 Jahre. Eigentümergemeinschaften müssen ihre Rücklagen vollständig ausstatten; Befreiungen von der Rücklagenpflicht sind nicht mehr zulässig. Ältere Gebäude bergen das Risiko von Sonderumlagen; die Prüfung der Inspektion und der Rücklagenstudie ist im Rahmen der Due Diligence erforderlich.