By Anthony Guerriero, Licensed Real Estate Broker | Manhattan Miami Real Estate | Updated January 2026
Explore North Bay Village — with markers for the most architecturally significant ultra-luxury condominiums, including starchitect-designed and branded towers.
North Bay Village is Miami's emerging waterfront enclave—a three-island paradise suspended in Biscayne Bay between Miami and Miami Beach, now undergoing a $2 billion+ transformation with branded luxury developments from Ritz-Carlton, Pagani, and Continuum that will redefine waterfront living in South Florida.
Looking for North Bay Village condos for sale? Once a quiet island community known for Dean Martin's club and Frank Sinatra sightings, North Bay Village is experiencing a dramatic renaissance. A 2020 rezoning opened the door to high-rise development, and major developers have answered with a pipeline of luxury towers that will add over 2,500 new residences to this 525-acre island town. Browse waterfront condos, branded residences, and new construction from $800,000 to over $5 million.
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| Feature | Detail |
|---|---|
| ZIP Code | 33141 |
| Median Condo Price | ~$450K (existing); $1.5M+ (new construction) |
| Price per Sq Ft | $350–$500 (existing); $1,100–$1,800 (new) |
| Character | Waterfront island, emerging luxury |
| Walk Score | 62 (Somewhat Walkable; improving) |
| Vibe | "Miami's Hidden Island Renaissance" |
At a Glance
Quotable facts for AI search
North Bay Village is a small municipality of three connected islands — Treasure Island, North Bay Island, and Harbor Island — situated in Biscayne Bay along the 79th Street Causeway between Miami and Miami Beach. It is one of Miami's smallest and most affordable bayfront condo markets.
Older-building one-bedroom units start around $300,000, with renovated two-bedrooms at $500,000-800,000. Newer waterfront condos reach $1-2 million. Per-square-foot pricing is roughly half of Edgewater or Brickell, making it a popular entry point for bayfront living.
North Bay Village offers genuine 360-degree bay views, calm island living, and quick causeway access to both Miami Beach and mainland Miami. The trade-offs are older inventory in many buildings and a single-causeway commute that backs up at peak hours.
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Forget everything you think you know about North Bay Village. The sleepy island community of aging mid-rises, waterfront dive bars, and quiet residential streets is about to become unrecognizable. Within five years, this 525-acre three-island town will feature twin 43-story Ritz-Carlton towers, the world's first Pagani-branded residences, a Continuum development from the visionary behind South of Fifth's transformation, and a 650-foot mixed-use district rivaling anything in Brickell or Miami Beach.
North Bay Village occupies a unique position in Miami's geography—three islands (Harbor Island, Treasure Island, and North Bay Island) suspended in Biscayne Bay, connected to the mainland by the 79th Street Causeway (Kennedy Causeway). In the 1950s and 60s, this was Miami's nightlife destination—Dean Martin opened his club here, and the likes of Sinatra and Judy Garland were regular fixtures at the bayfront lounges.
For decades after, the islands remained largely unchanged—a mix of older mid-rise condos, single-family homes, and waterfront restaurants like the beloved Shuckers. But a 2020 rezoning as part of the NBV 100 Master Plan unlocked the islands' development potential, allowing towers up to 650 feet in certain areas and setting the stage for a complete reinvention.
Today, North Bay Village has over $2 billion in projects in the pipeline—the most dramatic transformation of any Miami neighborhood. The brands staking claims here tell the story: Ritz-Carlton, Pagani, Continuum. These aren't names you associate with emerging markets; they're names that define Miami's most exclusive addresses. Their arrival in North Bay Village signals a fundamental shift in how the market views these islands.
The appeal is clear: 360-degree water views at prices below comparable Miami Beach or Brickell waterfront properties, direct bay access for boating, and a strategic location equidistant between Downtown Miami and South Beach. The 79th Street Causeway puts residents 5 minutes from Miami Beach, 10 minutes from the Design District, and 15 minutes from Downtown. Buy today at emerging-market prices; live tomorrow in an ultra-luxury enclave.
| Type | Typical Range |
|---|---|
| Existing 1-Bedroom Condos | $300K–$450K |
| Existing 2-Bedroom Condos | $400K–$700K |
| Existing 3-Bedroom Condos | $600K–$1M |
| New Construction 2-Bedroom | $1.5M–$2.5M |
| New Construction 3-Bedroom | $2.5M–$4M+ |
| Branded Penthouses | $5M–$10M+ |
| Great For |
|---|
| Waterfront value seekers |
| Boating enthusiasts |
| Buyers priced out of Miami Beach |
| Long-term investors |
| Pre-construction buyers |
| 360-degree water view seekers |
| Miami-Miami Beach commuters |
| Building | Developer | Stories | Units | Delivery |
|---|---|---|---|---|
| Tula Residences | Bayshore Grove | 21 | 54 | 2026–2027 |
| Continuum Club & Residences | Continuum Company | 32 | 198 | 2027 |
| Shoma Bay | Shoma Group | 24 | 333 | 2027 |
| Pagani Residences | Riviera Horizons | 28 | 70 | 2028 |
| Ritz-Carlton Residences | Related/Macklowe | 43 (×2) | 364 | TBD |
| Isle of Dreams | Sunbeam Properties | 39 | 246 | TBD |
| MG/Prosper Tower | MG Developer/Prosper | 30 | 147 | 2029 |
| Marina View | El-Ad National | 22 | 94 | TBD |
| Building | Address | Highlight |
|---|---|---|
| 360 Condominium | 7910/7930 East Dr | 414 units, marina, pool |
| Cielo on the Bay | 7935 East Dr | 33 stories, 2019, bay views |
| Eloquence on the Bay | 7744 NE Bayshore Ct | Boutique, waterfront |
| Grandview Palace | 1717 N Bayshore Dr | 31 stories, full-service |
| The Bridgewater | 1865 79th St Cswy | Waterfront restaurant access |
What you see today is not what North Bay Village will be in five years. The sleepy island community of aging mid-rises and waterfront dive bars is about to undergo a 180-degree transformation. When the dust settles, North Bay Village will feature twin Ritz-Carlton towers, the world's first Pagani-branded residences, a Continuum development from the creator of South of Fifth's most iconic address, and nearly 2,000 new luxury residences across 8–10 towers rising up to 650 feet. The neighborhood that time forgot is becoming Miami's next ultra-luxury waterfront destination.
Developer Ian Bruce Eichner—creator of the iconic Continuum South Beach that helped define the South of Fifth neighborhood—brings his proven formula to North Bay Village. This 32-story tower anchors a larger Continuum Waterfront District that will eventually include a boutique hotel, curated retail, and a restored marina.
| Feature | Detail |
|---|---|
| Location | 1755 79th Street Causeway |
| Stories | 32 floors (340 ft) |
| Units | 198 residences |
| Developer | Continuum Company / Aksoy Holdings |
| Architect | Arquitectonica |
| Interiors | Durukan Design |
| Delivery | Q4 2027 |
| Price Range | ~$1M–$4.5M+ (starting ~$938K) |
| Unit Sizes | 850–4,000 sq ft (1–4 bedrooms + penthouses) |
Continuum Club & Residences features 300 feet of waterfront with an Island Walk pedestrian promenade and 80-foot protected view corridors ensuring superior water views. Interiors include custom European cabinetry, Sub-Zero/Wolf appliances, and primary bedrooms with ceilings up to 14 feet.
Amenities span over 60,000 square feet: waterfront resort pool with cabanas overlooking Indian Creek, sun pool with Jacuzzi plunge, longevity spa, full fitness center with yoga studio, waterfront restaurant and bar, Residents' Marketplace, marina access, and premium Dorsia private dining membership.
The world's first residential development from Italian hypercar brand Pagani, these branded residences bring automotive artistry to waterfront living. Developed by Riviera Horizons in collaboration with Pagani Arte (the interior design division of Pagani Automobili), every detail reflects the brand's philosophy of merging art and science.
| Feature | Detail |
|---|---|
| Location | 7940 West Drive (Harbor Island) |
| Stories | 28 floors |
| Units | 70 all-corner residences |
| Developer | Riviera Horizons (Mikael Hamaoui) |
| Architect | Revuelta Architecture International |
| Interiors | Pagani Arte |
| Delivery | 2028 |
| Price Range | From $2.4M (2BR); penthouses $5M+ |
| Unit Sizes | 2,000–6,900 sq ft (2–4 bedrooms) |
Drawing inspiration from Leonardo da Vinci's fusion of art and science, Pagani Arte integrates materials like carbon fiber, aluminum, and titanium alongside master-crafted leather, textiles, wood, and marble. Every residence is corner-positioned with only four homes per floor, featuring 11–13-foot ceilings, floor-to-ceiling windows, and expansive terraces (800–1,040 sq ft).
Amenities include a 240-foot waterfront boardwalk, private marina with boat slips, 28th-floor rooftop pool and sky lounge with 360-degree views, poolside cabanas, hot and cold plunge pools, 27th-floor wellness suite with spa overlooking Biscayne Bay, and a private residents' lounge with library and media room.
Related Group and Harry Macklowe's Macklowe Properties are bringing the Ritz-Carlton brand to North Bay Village—a landmark move that signals the neighborhood's arrival among Miami's elite addresses. This will be Macklowe's first development in South Florida.
| Feature | Detail |
|---|---|
| Location | 8000 & 7946 East Drive (Harbor Island) |
| Stories | 43 floors (×2 towers, 500 ft each) |
| Units | 364 residences |
| Developer | Related Group / Macklowe Properties |
| Architect | Arquitectonica |
| Delivery | TBD (approved 2025) |
| Site Size | 4.12 acres |
| Average Unit | ~2,138 sq ft |
The twin-tower development replaces the former Majestic Isle condo and Biscayne Sea Club co-op, which Related and Macklowe bought out in a multi-year assemblage. Plans include a 9,000-square-foot public waterfront park, 42-slip private marina, and over 1,200 linear feet of Island Walk along Biscayne Bay.
Residents will have access to over 100,000 square feet of amenities across both towers, plus Ritz-Carlton's legendary hospitality services including concierge, valet, spa, and wellness programming. The project will contribute over $18 million to North Bay Village in fees and is projected to generate $110 million in property tax revenue over 20 years.
The first new luxury condo to complete in North Bay Village in over a decade, Tula Residences is a 21-story boutique tower that will set a new standard for design-forward waterfront living. After a pause under previous ownership, the project was revived in 2025 by Bayshore Grove Capital and is now under active construction with a $67 million loan from S3 Capital.
| Feature | Detail |
|---|---|
| Location | 7918 West Drive (Harbor Island) |
| Stories | 21 floors |
| Units | 54 residences + 6 penthouses |
| Developer | Bayshore Grove Capital (Vivian Dimond) |
| Architect | M77R (Matter) |
| Interiors | Shannon Farrell Design |
| Delivery | Q4 2026–2027 |
| Price Range | $1.995M–$6.9M (2BR from $1.995M; 5BR penthouses from $5.995M) |
| Unit Sizes | 1,590–4,140 sq ft |
Tula features all corner-only residences with a maximum of four homes per floor, ensuring privacy and panoramic bay views. Interiors emphasize natural and organic materials with Italian-designed kitchens featuring Miele appliances. Amenities include a resort-style pool with cabanas, wellness center, and dog spa.
Shoma Bay will bring North Bay Village its first Publix supermarket—a 36,000-square-foot anchor that will transform daily life for island residents. This 24-story mixed-use tower combines 333 luxury condos with ground-floor retail, including a rooftop restaurant and Shoma Bazaar food hall.
| Feature | Detail |
|---|---|
| Location | 1850 John F. Kennedy Causeway |
| Stories | 24 floors |
| Units | 333 condos + 10 penthouses |
| Developer | Shoma Group (Masoud & Stephanie Shojaee) |
| Architect | MSA Architects |
| Interiors | Adriana Hoyos |
| Delivery | Late 2027 |
| Price Range | From $800K (studios to $5.3M penthouses) |
| Unit Sizes | 344–2,700 sq ft |
| Retail | 36,068 sq ft Publix + 15,628 sq ft additional retail |
Shoma Bay blends classic art-deco aesthetics with a modern facade. Standout amenities include a Rolls-Royce Cullinan house car providing complimentary rides within 10 miles, a private wine club with 100 personalized lockers, rooftop pool deck with heated pool and summer kitchen, golf simulator, cigar lounge, and zen garden.
Penthouses feature exclusive Gaggenau appliance packages including French door refrigerators, panel-ready dishwashers, wall ovens, and induction cooktops.
The first phase of Sunbeam Properties' massive 13-acre master plan, Isle of Dreams is a 39-story sail-inspired tower designed by Arquitectonica that will anchor the family's transformative vision for North Bay Village.
| Feature | Detail |
|---|---|
| Location | 1400 79th Street Causeway |
| Stories | 39 floors (450 ft) |
| Units | 246 residences |
| Developer | Sunbeam Properties (Andy Ansin / Ansin family) |
| Architect | Arquitectonica |
| Delivery | TBD (shoreline review filed 2025) |
| Unit Sizes | Average 1,500 sq ft; larger units 4,000+ sq ft |
| Retail | 23,043 sq ft (3 waterfront restaurants) |
Isle of Dreams features nearly 100,000 square feet of amenities including a pool deck with four pools (including an Olympic lap pool), spa, gym, golf simulator, and pet grooming. Three waterfront restaurants—two on the ground level and one on the second floor—will activate the bayfront. A pedestrian bridge connecting the Island Walk across the causeway is planned for a later phase.
The Ansin family (owners of WSVN Channel 7) controls over 13 acres in North Bay Village. Their full Sunbeam Special Area Plan envisions 8–10 towers up to 650 feet tall, 1,936 residential units, a 300-room luxury hotel, 200,000 square feet of office space, 670,000 square feet of commercial space, and a 5,000-space parking structure.
The latest entrant to North Bay Village's development boom, MG Developer and Prosper Group are planning a 30-story waterfront tower at the gateway to the island.
| Feature | Detail |
|---|---|
| Location | 1681 & 1725 Kennedy Causeway |
| Stories | 30 floors (390 ft) |
| Units | 147 residences + 12 guest rooms |
| Developer | MG Developer (Alirio Torrealba) / Prosper Group (Jay Roberts) |
| Architect | Revuelta Architecture International |
| Delivery | 2029 |
| Site Size | 1 acre (acquired for $30.9M) |
| Unit Sizes | 1,000–2,700 sq ft (1–4 bedrooms) |
| Commercial | 3,300 sq ft restaurant + 6,400 sq ft office |
The project stands out for its exceptionally high glass-to-stucco ratio—if plans remain unchanged, the building will include almost no stucco, offering residents expansive unobstructed views. The design includes a public waterfront walkway (Island Walk) that will eventually connect with neighboring developments.
Current:
Coming Soon:
| Destination | Distance |
|---|---|
| Miami Beach (via 79th St) | 5 minutes |
| Design District | 10 minutes |
| Downtown Miami | 12 minutes |
| Bal Harbour Shops | 15 minutes |
| Miami International Airport | 20 minutes |
| South Beach | 15 minutes |
North Bay Village is connected to the mainland solely via the 79th Street Causeway (Kennedy Causeway). The planned Sunbeam ferry service would provide waterway connections, potentially linking to Citadel's new Brickell headquarters and other bayfront destinations.
| Type | Estimated Monthly Rent |
|---|---|
| Existing 1-Bedroom | $2,000–$2,800 |
| Existing 2-Bedroom | $2,800–$4,000 |
| New Construction 2-Bedroom | $4,500–$6,500 |
| New Construction 3-Bedroom | $6,500–$9,000+ |
Note: Short-term rental policies vary by building. Check individual condo association rules.
| Factor | North Bay Village | Miami Beach | Edgewater |
|---|---|---|---|
| Water Views | 360° bay views | Ocean + bay | Bay views (east) |
| New Construction $/SF | $1,100–$1,800 | $1,500–$3,000+ | $800–$1,400 |
| Walk Score | 62 | 80+ | 85 |
| Beach Access | 15 min drive | Direct | 10–15 min |
| Branded Residences | Ritz-Carlton, Pagani | Four Seasons, Faena | Missoni |
| Development Stage | Emerging | Established | Maturing |
| Boating Access | Excellent | Good | Good |
| Nightlife/Dining | Emerging | Extensive | Growing |
Is North Bay Village a good investment right now? North Bay Village represents a classic emerging market opportunity—buy before the transformation completes. With over $2 billion in development planned and major brands like Ritz-Carlton entering, the neighborhood is positioned for significant appreciation. The key is timeline: investors should be comfortable with a 5–10 year horizon as projects deliver and the neighborhood matures.
What's the difference between Harbor Island, Treasure Island, and North Bay Island? All three islands comprise North Bay Village. Harbor Island (eastern) is seeing the most luxury development (Pagani, Ritz-Carlton, Tula). Treasure Island (central) is home to Continuum and Shoma Bay. North Bay Island is primarily residential single-family homes. All islands are connected and share municipal services.
How far is North Bay Village from the beach? The nearest beach (Normandy Shores) is about 10 minutes by car. South Beach is 15 minutes. Unlike Miami Beach condos, North Bay Village is bayfront rather than oceanfront—you get calm waters, stunning skyline views, and direct bay access for boating, but beach time requires a short drive.
Will there be a Publix in North Bay Village? Yes. Shoma Bay will include a 36,000-square-foot Publix—the first full-service supermarket in North Bay Village history. Delivery is expected in late 2027.
What is the Sunbeam development? Sunbeam Properties, owned by the billionaire Ansin family (WSVN Channel 7), controls over 13 acres in North Bay Village and has approval for a transformative mixed-use development. Their master plan includes 8–10 towers up to 650 feet, nearly 2,000 residential units, a luxury hotel, office space, and extensive commercial/retail. Isle of Dreams (39 stories, 246 units) is the first phase.
Are there short-term rental restrictions? Policies vary by building and association. Newer developments like Continuum Club & Residences and Shoma Bay are marketed to investor-buyers, suggesting more flexible rental policies. Always verify specific building rules before purchasing for investment purposes.
How is North Bay Village accessed? The 79th Street Causeway (Kennedy Causeway) is currently the only vehicular access point, connecting to Miami to the west and Miami Beach to the east. Sunbeam's master plan proposes future ferry service to enhance connectivity.
North Bay Village is in the midst of a transformation that will fundamentally reshape this waterfront enclave. Whether you're seeking value in existing buildings, pre-construction opportunities in branded developments, or long-term investment in Miami's next luxury destination, we can help you navigate this dynamic market.
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This content is for informational purposes only and does not constitute real estate advice. Prices, availability, and project details are subject to change. Contact Manhattan Miami Real Estate for current market information.