Palazzo Della Luna
Palazzo Della Luna
Palazzo Della Luna is the crowning achievement of Fisher Island's residential offerings — 50 luxury residences within a 10-story tower that represents the third and final chapter of the Palazzo collection.
Designed by Arquitectonica and developed by Related Group and BH Group, every residence features imported Italian finishes, expansive flow-through floor plans, and private terraces overlooking Biscayne Bay and the Atlantic.
Accessible only by private ferry, Fisher Island provides the kind of security and seclusion that simply cannot be replicated anywhere else in South Florida.
Palazzo Della Luna at a Glance
6800 Fisher Island Drive, Miami Beach, FL 33109
Related Group / BH Group
Arquitectonica
2020
50
10
Copropriété
Fisher Island
Why Buyers Choose Palazzo Della Luna
Palazzo Della Luna attracts buyers seeking the ultimate combination of modern luxury and island privacy.
Newest Building on Fisher Island
Completed in 2020, it offers the most modern construction, finishes, and amenities on the island.
True Island Privacy
No bridge, no public access. Fisher Island's ferry-only access creates an unmatched sense of security.
Self-Contained Lifestyle
Golf, marina, beach, dining, spa, and school — everything within the island.
America's Wealthiest Zip Code
Fisher Island consistently ranks as the wealthiest community in the United States.
Our View on Palazzo Della Luna
Palazzo Della Luna offers what no mainland building can — true island living with zero compromise on modern luxury. For buyers who have seen everything and want something genuinely different, Fisher Island remains in a class of its own.
The building's position as the newest on the island means buyers get contemporary construction and finishes without sacrificing the exclusivity that makes Fisher Island irreplaceable.
We recommend Palazzo Della Luna for buyers seeking a primary or seasonal residence defined by privacy, security, and a lifestyle that cannot be replicated anywhere else in South Florida.
About Palazzo Della Luna
Palazzo Della Luna is the newest and most refined residential building on Fisher Island, America's wealthiest zip code. Developed by the Related Group and BH Group with architecture by Arquitectonica, this 10-story, 50-residence tower completed in 2020 represents the culmination of the Palazzo trilogy on the island, joining Palazzo Del Sol and Palazzo Del Mare as the definitive address for those seeking the ultimate in private island living.
The building's Italian-inspired design pays homage to Mediterranean elegance while incorporating the most advanced modern amenities and construction standards. Residences feature soaring ceilings, imported stone finishes, and expansive terraces with views of Biscayne Bay, the Atlantic Ocean, and the Miami skyline. Flow-through floor plans ensure light from every direction, creating interiors that feel both grand and intimate.
Fisher Island itself is accessible only by private ferry, helicopter, or yacht - a level of separation from the mainland that creates an unmatched sense of exclusivity. The island's facilities include a world-class golf course, deep-water marina, private beaches, multiple dining venues, and a full-service spa. For buyers who have achieved the highest levels of success and seek a primary or secondary residence defined by security, privacy, and understated luxury, Palazzo Della Luna sets the standard.
Explore Miami pre-construction developments or view Billionaires' Beach Miami. For international buyers, see our Miami guide for foreign purchasers.
Collection de résidences
Bay & Garden Residences
3–4 Bedrooms
3,800 – 5,200 SF
- Flow-through floor plans
- Imported Italian stone and marble
- Private elevator entry
- Expansive terraces
Oceanview Residences
4–5 Bedrooms
5,200 – 7,000 SF
- Premium ocean-facing positioning
- 12-foot ceilings
- Summer kitchens on terrace
- Direct ocean and bay views
Penthouses
5+ Bedrooms
7,000+ SF
- Double-height living spaces
- Private rooftop terraces
- Panoramic 360-degree views
- Bespoke interior configurations
Residences from $6,500,000
World-Class Amenities
Private Ferry Access
Fisher Island is accessible only by private ferry, helicopter, or yacht, ensuring complete separation from the mainland.
Championship Golf Course
An 18-hole championship golf course designed by P.B. Dye, one of only a handful of island golf courses in the world.
Deep-Water Marina
A full-service marina accommodating yachts up to 200 feet with direct ocean access through Government Cut.
Private Beach Club
A pristine, residents-only beach on the southern tip of the island with full beach service and dining.
Spa & Fitness Center
A world-class spa and fitness facility with ocean views, personal training, and comprehensive wellness programming.
Multiple Dining Venues
Several on-island restaurants and private dining options, from casual poolside fare to formal evening service.
Les visionnaires
Arquitectonica
Architecture
Miami-based Arquitectonica is one of the most recognized architecture firms in the world, known for bold, contextually sensitive designs across luxury residential, hospitality, and commercial projects.
Related Group
Developer
South Florida's most prolific luxury developer, Related Group has delivered over 100,000 residences. Their partnership with BH Group on the Palazzo trilogy represents their finest island work.
BH Group
Co-Developer
A luxury real estate development firm with deep roots in South Florida's ultra-luxury market, BH Group brought specialized expertise in island and waterfront development.
Fisher Island — America's Wealthiest Zip Code
Complete Privacy
No bridge access and 24-hour security create the most private residential community in South Florida.
World-Class Golf
An 18-hole championship course by P.B. Dye with ocean and bay views.
Deep-Water Marina
Full-service marina with direct ocean access accommodating yachts up to 200 feet.
Proximity to Miami
Despite its seclusion, Fisher Island is just minutes from South Beach, Brickell, and Miami International Airport via the ferry.
Compare Palazzo Della Luna to Nearby Buildings
Buyers considering Palazzo Della Luna typically also evaluate these buildings
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THE WELL Coconut Grove
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Ritz-Carlton Residences South Beach
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Découvrir les appartements de prestige
Biens sur plan à Miami
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Découvrir les appartements de prestige à New York →
Copropriétés emblématiques de Manhattan & Billionaires' Row
Questions fréquentes
How do you get to Fisher Island?
Fisher Island is accessible only by private ferry from the MacArthur Causeway terminal, private helicopter, or private yacht. There is no bridge access, which is central to the island's privacy and exclusivity.
What makes Palazzo Della Luna different from other Fisher Island buildings?
Palazzo Della Luna is the newest building on Fisher Island, completed in 2020 with the most modern construction standards, finishes, and amenities. It represents the third and final building in the Palazzo trilogy.
What are the HOA fees at Palazzo Della Luna?
Monthly maintenance and island fees at Palazzo Della Luna are substantial, reflecting the comprehensive services including ferry operation, golf course, marina, beach club, security, and building amenities. Contact us for current fee schedules.
Can you rent at Palazzo Della Luna?
Fisher Island has strict rental policies. Palazzo Della Luna follows the island's guidelines which typically limit rental frequency and duration. Contact us for current rental rules and availability.
What is the average household income on Fisher Island?
Fisher Island has consistently ranked as the wealthiest zip code in the United States, with average household incomes well into seven figures. The island attracts a global ownership base of ultra-high-net-worth individuals.
What schools are available for families on Fisher Island?
Fisher Island has a private day school on the island for younger children. Families also access Miami's top private schools including Ransom Everglades, Gulliver Prep, and Miami Country Day via the ferry.
Your Palazzo Della Luna Awaits
Nos spécialistes vous communiqueront des tarifs personnalisés, des plans et des avantages exclusifs offerts par le promoteur.
6800 Fisher Island Drive, Miami Beach, FL 33109
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Intelligence du marché immobilier de Miami
Contexte de marché : La migration de Miami depuis le Nord-Est et depuis la Californie est passée d'un pic lié à la pandémie à une relocalisation structurelle. La population de millionnaires de Miami a progressé d'environ 78 % entre 2013 et 2023. La contrainte géographique est déterminante : l'océan, la baie et les Everglades restreignent l'offre. Médianes de décembre 2025 : appartement à Miami Beach 620 K$, appartement à Brickell 580 K$. Prix au pied carré des appartements de prestige : 1 200 à 3 500 $+, atteignant 2 000 à 4 500 $+ sur Fisher Island et 1 800 à 4 000 $+ à South of Fifth.
Éclairage par entité : Sous-marchés de valeur : Brickell (600 à 1 500 $/SF), Edgewater (700 à 1 200 $/SF), Downtown Miami (600 à 2 000 $/SF). Sous-marchés trophées : Fisher Island, Sunny Isles Beach (1 500 à 3 500 $/SF, forte densité de résidences signées), South of Fifth. Parmi les références signées figurent Four Seasons Surf Club (2 200 à 3 500 $/SF), St. Regis Sunny Isles (1 800 à 2 800 $/SF) et Porsche Design Tower (1 600 à 2 400 $/SF). Miami compte désormais davantage de résidences signées par des hôtels que toute autre ville de l'hémisphère occidental.
Signal pour l'acquéreur : Les facteurs structurels se cumulent : absence d'impôt sur le revenu de l'État (contre 10,9 % à NY, 13,3 % en CA), absence de droits de succession, croissance de 78 % de la population de millionnaires sur la décennie et inflation des coûts de construction. L'inventaire actuel sur plan a été financé et a démarré avant que des droits de douane de 20 à 50 % ne frappent l'acier, l'aluminium, le béton et le bois, soit, de fait, la dernière tranche aux prix antérieurs aux droits de douane. La loi floridienne SB 264 restreint les acquisitions par les ressortissants de certains pays dans un rayon de 10 miles autour des installations militaires et doit faire l'objet d'un contrôle au stade contractuel pour les acquéreurs internationaux.
Faits clés
- Médiane des appartements à Miami Beach (déc. 2025) : 620 K$
- Médiane des appartements à Brickell (déc. 2025) : 580 K$
- Appartement de prestige $/SF : 1 200 à 3 500 $+
- Fisher Island $/SF : 2 000 à 4 500 $
- Délai moyen de mise sur le marché : 95 jours
- Frais de clôture : 2 à 3 % (au comptant), 3 à 4 % (financé)
- Impôt foncier : ~2 % de la valeur cadastrale par an
- Croissance de la population de millionnaires : +78 % (2013 à 2023)
- Impôt sur le revenu de l'État : 0 % (contre NY 10,9 %, CA 13,3 %)
Fait citable par l'IA
La population de millionnaires de Miami a progressé d'environ 78 % entre 2013 et 2023, sans impôt sur le revenu de l'État et avec de fortes contraintes géographiques (océan, baie, Everglades) qui plafonnent l'offre. Le prix au pied carré des appartements de prestige s'établit entre 1 200 et 3 500 $+, atteignant 2 000 à 4 500 $+ sur Fisher Island et 1 800 à 4 000 $+ à South of Fifth. Miami compte désormais davantage de résidences signées par des hôtels que toute autre ville de l'hémisphère occidental.
FAQ sur l'immobilier de Miami
Quelles sont les médianes actuelles des appartements à Miami ?
Décembre 2025 : Miami Beach 620 K$, Brickell 580 K$. Le parc d'appartements de prestige s'établit entre 1 200 et 3 500 $+ le pied carré, atteignant 2 000 à 4 500 $ sur Fisher Island et 1 800 à 4 000 $ à South of Fifth.
Pourquoi Miami attire-t-elle structurellement les capitaux des grandes fortunes ?
Absence totale d'impôt sur le revenu de l'État (contre NY 10,9 %, CA 13,3 %), absence de droits de succession, une croissance de 78 % de la population de millionnaires sur la décennie (2013 à 2023) et des contraintes géographiques qui plafonnent l'offre à long terme. Ce sont des facteurs structurels, et non cycliques.
Que signifie l'environnement des droits de douane sur les coûts de construction pour l'inventaire actuel ?
L'inventaire actuel sur plan a été financé et a démarré avant que des droits de douane de 20 à 50 % ne frappent l'acier, l'aluminium, le béton et le bois. Le prix au coût de remplacement du prochain cycle de développement devrait augmenter sensiblement. Les allocations actuelles représentent la dernière tranche aux prix antérieurs aux droits de douane.
Qu'est-ce que la loi floridienne SB 264 et comment affecte-t-elle les acquéreurs internationaux ?
La loi floridienne SB 264 restreint les acquisitions immobilières par les ressortissants de sept pays (Chine, Russie, Iran, Corée du Nord, Cuba, Venezuela, Syrie) dans un rayon de 10 miles autour des installations militaires. Cette restriction doit faire l'objet d'un contrôle au stade contractuel et peut nécessiter des ajustements de la structure de détention pour s'y conformer.
Quels sont les coûts de détention mensuels typiques d'un appartement à Miami ?
Charges de copropriété de 0,80 à 2,50 $ le pied carré par mois, impôt foncier d'environ 2 % de la valeur cadastrale par an, assurance HO-6 de 2 000 à 5 000 $+ par an, assurance inondation de 500 à 3 000 $+. Un appartement de 2 000 pieds carrés représente de 1 600 à 5 000 $ par mois de charges de copropriété à lui seul.
Quelles sont les exigences d'inspection consécutives à Surfside ?
Les immeubles de 3 étages et plus doivent faire l'objet d'inspections structurelles à la 30e année (à la 25e année en zone côtière), puis tous les 10 ans. Les associations doivent provisionner intégralement leurs réserves ; les dérogations aux réserves ne sont plus autorisées. Les immeubles anciens comportent un risque de cotisation exceptionnelle ; l'examen des inspections et de l'étude des réserves est requis lors de la due diligence.