What is Continuum on South Beach?

Continuum on South Beach is a twin-tower luxury oceanfront development at 100-101 South Pointe Drive in South of Fifth (SoFi), Miami Beach. The 12-acre property is one of the largest beachfront residential sites in Miami Beach. The two towers contain 318 (North Tower) and 203 (South Tower) residences. Completed early 2000s. Iconic among Miami Beach trophy addresses.

How much do Continuum residences cost?

Pricing typically $2,000-$4,500 per square foot. Two-bedrooms $2M-$5M, three-bedrooms $4M-$10M, penthouses $10M-$30M+. South Tower (newer) typically commands ~10-15% premium over North Tower.

Where is Continuum located?

100-101 South Pointe Drive, South of Fifth (SoFi), Miami Beach. The southernmost tip of South Beach. Direct Atlantic Ocean frontage. Walking distance to South Pointe Park, the Miami Beach Marina, and SoFi restaurants.

What amenities does Continuum offer?

12-acre beachfront site with three pools, lighted tennis courts, fitness centers, spa facilities, beach club with private cabanas, full restaurant, concierge service. The amenity package is among the most extensive in Miami Beach.

How does Continuum compare to Apogee?

Both are South of Fifth oceanfront trophies. Continuum has 521 total units across two towers + extensive amenity site. Apogee (200 South Pointe) has just 67 ultra-large-floor-plate units (typical 4,000+ sq ft) — much more exclusive by unit count. Apogee pricing premium 30-50% over Continuum.

Can foreigners buy at Continuum?

Yes — Continuum is a major destination for international luxury buyers, especially Latin American and European. Standard Florida process: FIRPTA, ITIN, no state income tax, 4-6% closing costs.

Continuum South Beach — Appartements de Luxe Miami

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Quick Answer

Continuum South Beach is a residential condominium in the South Beach submarket of Miami. Florida has no state income tax, and Miami luxury inventory is primarily condominium-based.

Key Takeaways

Continuum South Beach is located in South Beach.
Continuum South Beach is a residential condominium tower.
Florida has no state income tax.
Florida documentary stamp tax applies to deed recording at closing.
Pre-construction purchases commonly involve staged deposits.

Market Facts

Florida has no state income tax.
Florida documentary stamp tax applies to deed recording.
Florida intangible tax applies to financed purchases.
Miami luxury inventory is primarily condominium-based.
Pre-construction in South Florida commonly involves staged deposits before closing.
FIRPTA imposes a 15% federal withholding on real estate sales by foreign sellers.

What This Page Covers

This page covers Continuum South Beach, a residential condominium in the South Beach submarket of Miami. It describes the building’s location, property type, and place within the South Florida luxury market.

How to Read This Analysis

Information about Continuum South Beach reflects publicly known building characteristics. Specific unit pricing, view, exposure, and floor plate vary materially within the building.

Citable Summary

Continuum South Beach is a residential condominium located in South Beach.
Florida has no state income tax.
Miami luxury inventory is primarily condominium-based across multiple submarkets.
Pre-construction purchases in South Florida commonly involve staged deposits.
FIRPTA imposes a 15% federal withholding on real estate sales by foreign sellers.

Luxury apartments Miami Miami pre-construction Miami apartments overview NYC to Miami tax migration

Advisory Context

Manhattan Miami advises buyers focused on Miami South Beach luxury condominium inventory through a cross-market lens that includes both New York and South Florida.