Bentley Residences, Sunny Isles Beach: What Buyers Should Check

Bentley Residences is the world's first Bentley-branded residential tower — a planned 62-story oceanfront cylinder at 18401 Collins Avenue in Sunny Isles Beach, developed by Dezer Development in collaboration with Bentley Motors and designed by Sieger Suarez Architects. It is not finished, and it is not close to finished: ground broke on February 26, 2024, the record mat-foundation pour completed in November 2025, and the superstructure had reached about 13 stories by late July 2026. Completion is now targeted for 2028 — the third date the project has carried, after 2026 and then 2027. The pitch is built around the car: four patented Dezervator car elevators carry residents and their vehicles straight to a private sky garage inside each residence, and every residence is planned with a private heated pool on its balcony. The planned 216 residences are large — 5,256 to 6,333 square feet per the developer's figures — with remaining inventory starting at $5.8 million. This is a pre-construction purchase, not a resale: you are funding a building in instalments and closing years from now, so the questions that matter are about the timeline, the deposit schedule, the developer's record, and what the monthly cost will actually be once the building opens — none of which should be taken from a brochure.

The facts

• Address: 18401 Collins Avenue, Sunny Isles Beach, FL 33160
• Construction status: Under construction — not delivered. About 13 stories of the concrete superstructure were up as of late July 2026 (Florida YIMBY, August 6, 2026), up from Level 7 on June 11, 2026. No newer floor count was found in the trade press or on the developer's or Bentley Motors' sites as of November 14, 2026.
• Estimated completion: 2028. The project's own October 2026 announcement lists completion as scheduled for 2028. Bentley Media's February 5, 2025 amenities announcement gives first-quarter 2028. The original target was 2026, then 2027 — delivery has slipped roughly two years.
• Planned stories: 62 (Florida YIMBY and PROFILEmiami, 2026); Bentley Motors' own page says 61
• Planned height: 716 feet in the 2026 reports; 749 feet was also published in November 2025
• Planned residences: 216, four per floor
• Developer: Dezer Development (Gil Dezer), in collaboration with Bentley Motors
• Architect: Sieger Suarez Architects
• General contractor: Coastal Construction
• Unit mix: 3- to 5-bedroom residences, plus penthouses
• Unit sizes: 5,256 to 6,333 sq ft per the developer's figures — but the two MLS listings live on November 14, 2026 show 2,835 and 3,015 sq ft, which does not reconcile
• Waterfront: oceanfront, direct beach access; brokerage pages describe 200 feet of private beach
• Site: about 2.4 acres per the county folio (103,548 sq ft) and Florida YIMBY; The Real Deal says 3.6 acres — not reconciled
• Sales: more than 50% presold as of November 2025, per the developer's release; over 40% sold at groundbreaking in March 2024. No newer sales figure was found as of November 14, 2026.
• Financing: $630 million construction loan from Madison Realty Capital, announced November 2025 — reported as the largest South Florida financing of 2025 to that date. One brokerage page lists $567 million instead.
• Pricing (developer asking prices, not recorded sales): remaining inventory from $5.8 million. Two MLS listings live on November 14, 2026: #1104 at $5,800,000 (3 bed, 3.5 bath, 2,835 sq ft) and #4801 at $8,850,000 (3 bed, 3.5 bath, 3,015 sq ft). No sales have closed — zero recorded sales in the 12 months to November 2026.

Amenities and day-to-day living

Everything in this section is planned, not operating — the building is roughly a fifth of the way up. The planned amenity program, per the developer's announcements as reported in 2025–2026, is about 20,000 square feet of resort-style space: a residents-only restaurant, Proper English by Todd English, led by four-time James Beard Award-winning chef Todd English (breakfast, lunch, dinner, and in-residence dining, plus private events and cooking demonstrations); a whiskey bar, cigar lounge, cinema, spa, oceanfront beauty salon, fitness center, five-star pet spa, and a beach club and pool deck with cabanas and food and beverage service. The sales-gallery materials also describe a porte-cochère with a full-glass car-lift observatory, a three-story lobby with ocean views, 24-hour valet, a mezzanine private dining room for 16, and à la carte services (housekeeping, handyman, plant care) arranged through a lifestyle concierge and paid for by residents. Inside the residences, the plan is open-concept floor plans with floor-to-ceiling windows, private terraces with summer kitchens and outdoor showers in select residences, Gaggenau kitchens, Italian cabinetry, spa-inspired primary bathrooms with soaking tubs, custom vanities and private sauna rooms, and a private heated swimming pool on every balcony. The signature feature is the Dezervator: four car elevators, travelling at a reported 800 feet per minute, that carry residents and their vehicles — driver still inside — directly to a glass-enclosed sky garage inside the residence. Ocean-facing residences are planned with four-car garages; Intracoastal-facing residences with three-car garages; every garage is planned with in-unit EV charging. Because none of this exists yet, the right question is not whether the amenity list sounds good — it does — but which items are committed in the condominium documents and the purchase contract, and which are marketing descriptions that can change.

What to check before you buy

• The completion timeline — and the delay risk. The target has already moved twice: 2026, then 2027, now 2028 (first-quarter 2028 per Bentley Media, February 5, 2025). At about 13 of 62 stories in late July 2026, roughly 49 floors of structure remained, before facade, mechanical, electrical, plumbing, and fit-out — and no floor count newer than late July 2026 was found as of November 14, 2026. Ask the sales gallery for the current floor count and the current written delivery estimate, and read the contract for what happens if delivery slips again: is there a outside completion date, and what are your rights if it passes? Do not plan a move, a sale of your current home, or financing around the 2028 date until you have it in writing.
• The deposit schedule — and what you pay before you own anything. The structure Dezer has used at Bentley Residences is 10% at reservation, 10% at contract, 10% at groundbreaking, 10% on pouring the 28th floor, 10% at topping out (roof pour), and 50% at closing — 50% before delivery in total. The 28th-floor instalment is a construction milestone, not a calendar date, and the tower had not reached it as of late July 2026. Buyers contracting now generally pay the already-passed milestones together at contract, so the cash due at signing may be well above 10%. Confirm the exact schedule for the specific residence in writing, including which milestones have already passed. Under Florida Statute 718.202, deposits are held in escrow, and the first 10% must remain in escrow until closing; amounts above 10% may be used for construction costs if the contract allows it — read the escrow language and the bold disclosure in your contract, and confirm who the escrow agent is.
• Your rescission and assignment rights. Florida law gives a buyer a 15-day right to rescind from the later of signing the purchase agreement or receiving the condominium documents, with the deposit returned. Before closing, selling usually means assigning your purchase contract, and whether that is allowed — and at what fee — depends on the assignment clause and usually on the developer's written consent. Read both clauses before you sign; do not assume you can exit by assigning the contract.
• The developer's track record — the real one. Dezer Development is a genuine Sunny Isles Beach developer with delivered towers behind it, including Porsche Design Tower, Trump Grande, and Residences by Armani/Casa. That record is a real positive, and it is also why the due-diligence questions are specific rather than general: the same developer, contractor (Coastal Construction), and architect (Sieger Suarez) were named in a 2016 suit by the Millennium condominium association alleging that sheet-piling vibrations from Porsche Design Tower cracked its lobby, garage, and pool deck, with roughly $4 million claimed — no published source reports how it ended. And a University of Miami study reported in December 2024 found Sunny Isles Beach towers settling 2–8 cm between 2016 and 2023; Bentley Residences was not among the buildings it measured (it broke ground in 2024), but a December 2025 Miami Herald investigation reported that the latest geotechnical report for Bentley expects settlement from its construction to affect the neighbouring Turnberry Ocean Club Residences and Sahara properties, and that Dezer declined to be interviewed. Ask what settlement monitoring, if any, is committed for this building, and what the geotechnical report says.
• Monthly cost — no verified figure exists yet. No verified building-wide HOA or maintenance figure was found for Bentley Residences. The two live MLS listings show monthly HOA of $4,429 to $4,742 — single-listing figures for specific units, not a building figure, and they sit on units whose listed sizes do not match the developer's size range. An early developer Q&A suggested, as a reference only, that recent Sunny Isles buildings ran $0.80–$1.20 per square foot in maintenance — an old, general reference, not a figure for this building. Get the estimated monthly maintenance for the exact residence in writing from the developer, including what it covers, the initial reserve contribution (early materials described it as two months' maintenance), and whether the restaurant, Dezervator maintenance, and concierge services are in the dues or billed separately. Use the monthly-cost worksheet in the Buyer's Guide, not just the mortgage payment — at this price point, a wrong dues assumption is a six-figure mistake over a decade.
• The penthouse story — ask what changed. In March 2024 the building was marketed with one penthouse of 24,000 square feet at $70 million. From June 2025 it has been two penthouses at $37.5 million each. No published explanation for the change was found, and the sale status conflicts: The Real Deal reported on November 5, 2025 that the two penthouses were asking $37.5 million each, while duPont REGISTRY reported on November 13, 2025 that both had sold at that price. No developer statement or recorded deed was found to settle it. If you are buying at the top of the building, ask directly.
• The Dezervator — the feature the building is sold on. Four car elevators are planned, with RFID stickers routing each car to its residence without the driver stepping out. The system is described as patented in every source, but no patent number, filing date, or assignee has ever been published. Nothing has been published about load capacity, redundancy and failover, fire-code treatment, or how the shaft is protected in a hurricane. Your car and your access to your home depend on this system working — ask those questions in writing before you sign, and confirm the garage capacity (three vs. four cars) for your specific residence, since it depends on exposure.
• Milestone inspection and reserves — not yet applicable, but not irrelevant. Florida milestone inspection rules generally apply at 30 years, or 25 years within 3 miles of the coast, and the Structural Integrity Reserve Study (SIRS) rules apply to existing buildings — neither bites on a tower that has not been built yet. What does matter now is the reserve question in reverse: what initial reserves the developer is funding at turnover, and what the first post-turnover budget looks like. Ask for the projected first-year budget and the reserve funding plan in the condominium documents.
• Rentals, pets, and owner-occupancy — all unverified. No verified rental policy, pet policy, or owner-occupancy ratio was found for Bentley Residences in public sources. At $5.8 million-plus with a residents-only restaurant and a car-elevator concept, do not assume short-term rentals are permitted or that a lender will treat the building like a standard condo. Confirm the rental rules, pet rules, and any leasing restrictions in the declaration, and talk to your lender early — pre-construction financing at closing is a separate conversation from the deposit schedule.
• Neighbour construction. In February 2026 Sunny Isles Beach approved another 62-story tower at 19051 Collins Avenue — co-developed by Related Group, Dezer, and BH Group — over resident opposition citing structural integrity, emergency access, and post-Surfside safety concerns; those developers agreed to monitor vibration and subsidence during construction and for a year afterward. No comparable commitment was found for Bentley Residences. Expect adjacent construction across your delivery window, and ask what monitoring and protections apply to this site.

Who this building suits

Bentley Residences suits a buyer who wants the most car-centric, brand-driven residence on the Sunny Isles Beach oceanfront — a very large home (5,000-plus square feet on the developer's figures) where the car rides an elevator to a private garage inside the apartment, every balcony has its own pool, and a Bentley-designed interior and a residents-only restaurant are part of the package — and who can fund roughly 50% in staged deposits over the next two-plus years and wait until 2028 (or later) to move in. It is a poor fit for a buyer who needs a home on a fixed date, who needs financing certainty at signing, who wants a verified monthly cost before committing, or who is buying for rental income without reading the declaration first — none of those are verifiable today, and the delivery date has already slipped twice. If you are choosing between this and another tower, send Mike the buildings you are comparing and he will walk through the finances with you, building by building.

Next step

Get the free Sunny Isles Beach Buyer's Building Guide — the ten questions to ask before you sign, applied to the tower you are actually considering. Or book a call with Mike to walk through Bentley Residences together.