Regalia, Sunny Isles Beach: What Buyers Should Check

Regalia is the last oceanfront tower at the north end of Sunny Isles Beach — a 46-story, 500-foot glass tower at 19575 Collins Avenue, on the last oceanfront parcel in the city, hard against the Golden Beach line. It is the most exclusive building in this sweep by a wide margin: 39 residences, one per floor, each a full-floor home with a private elevator entry, no shared hallways, and 360-degree views of the Atlantic, the Intracoastal, and the city. Thirty-seven of the 39 homes are identical — exactly 4,992 square feet, every one a four-bedroom — and the other two are the beach house (floors 3–4) and the penthouse (floors 43–44). That uniformity is the building's great advantage for a buyer: with 37 identical homes, any two sales are directly comparable, and the county record is unusually clean — six qualified sales in four years at a median of $2,023 per square foot, in a band from $1,552 to $2,684, at a median price of $10,100,000, with the record at $19,888,900 for the penthouse in February 2026. It is also the building's great warning: only two sales were recorded in the twelve months to October 2026, 2024 recorded none at all, and when owners here have lost money they have lost a lot — seven of 25 resales were at a loss, at a median loss of 20.5% and a worst of 38.3%. Monthly dues run $9,102 to $15,036 a month, or about $1.82 to $1.92 per square foot — roughly $9,100 a month on a standard home. Two things a buyer must look into before anything else: in November 2018 the condominium association sued the developer, the contractor, the architect, and a list of subcontractors for alleged design and construction defects — the outcome of that suit was not verified in public sources — and the building was measured at 2 to 2.5 centimetres of subsidence between 2016 and 2023 in the University of Miami's 2024 study of barrier-island towers, one of the smaller figures in the study but still a named entry. There is no hotel component here: this is a straight residential condominium, with a 24-hour concierge and five-star hotel-style services rather than a hotel operation.

The facts

• Address: 19575 Collins Avenue, Sunny Isles Beach, FL 33160 — verified against county records (Miami-Dade County Property Appraiser, 40 folios at the address), the association's Sunbiz record, and MLS listings
• Completed: 2014 (county record, Zillow, MLS, most directories; one source says 2015, another says 2013)
• Stories: 46 (most sources; CondoBlackBook says 45, one brokerage says 47, MyCondoPlans says 44)
• Height: 500 feet (developer's site)
• Residences: 39 — one per floor
• Developer: Regalia Beach Developers, LLC, led by Brazilian developer Gilberto Bomeny, Kevin Venger, and other partners (one brokerage credits Avra Jain as developer)
• Architect: Bernardo Fort-Brescia of Arquitectonica (design architect; Laurinda Spear, FAIA, partner-in-charge alongside Fort-Brescia; Paul Fischman project architect)
• Interior designer: Charles Allem of CAD International (one source credits Britto Charette instead)
• Unit mix: every home is a four-bedroom on the county record — 37 standard full-floor residences, plus the two-story beach house (floors 3–4) and the two-story penthouse (floors 43–44). The penthouse is listed in MLS as a six-bedroom home, which conflicts with the county record.
• Unit sizes: 37 standard residences of exactly 4,992 sq ft each (county record); the beach house at 8,446 sq ft and the penthouse at 9,193 sq ft (county record). Developer marketing gives larger figures — 5,515 sq ft of interior space for a standard residence and 9,515 sq ft for both the beach house and the penthouse — and the penthouse's MLS listing gives 10,755 sq ft of livable area (16,805 sq ft total structure). This page uses the county figures.
• Terraces: more than 2,100 sq ft of wrap-around terrace per standard residence, ten feet deep, circling the home on all four sides; the beach house adds about 6,500 sq ft of terrace with its own plunge pool and Jacuzzi; the penthouse has about 4,500 sq ft of outdoor space plus a rooftop pool
• Waterfront: oceanfront, direct beach access, on more than one acre at the northern point of Sunny Isles Beach, adjoining Golden Beach
• Site history: described at launch as the last oceanfront parcel in Sunny Isles Beach
• Association: Regalia on the Ocean Condominium Association, Inc. (Sunbiz, active since January 31, 2014; principal address 19575 Collins Avenue). No verified association phone number was found in public sources — the numbers that appear in search are brokerage and sales numbers, not the association's.

Amenities and day-to-day living

Regalia's amenity program is small, private, and hotel-grade rather than resort-scale — it fits a building of 39 households. It includes a Turkish-style hammam spa, an oceanfront infinity pool set among gardens and fountains, a state-of-the-art fitness center overlooking the Atlantic, private beachfront cabanas, an oceanfront gazebo with spa, a library, a billiard room, a business center, a children's multipurpose room, temperature-controlled wine storage for each residence, and a 24-hour concierge with five-star hotel services. The pool deck and amenities sit on the second floor; the lobby carries site-specific glass commissions by Dale Chihuly, with Poltrona Frau furnishings in the common areas. Residences have 10-foot ceilings, floor-to-ceiling glass, Crestron smart-home systems, private elevator entry into the foyer, and marble floors. There is no restaurant on site and no hotel program — the services are concierge and building staff, not a hotel operation. The market is the thinnest and most expensive in the sweep. Two sales were recorded in the twelve months to October 26, 2026: the penthouse at $19,888,900 on February 2, 2026 ($2,163 per square foot) and unit #6 at $10,000,000 on December 4, 2025 ($2,003 per square foot). Across the six qualified sales in the four years to September 2026, the building cleared a median of $2,023 per square foot, in a band from $1,552 to $2,684, at a median price of $10,100,000 — about one home in 26 trading in a typical year, and 2024 recorded no qualified sales at all. The standard 4,992 sq ft home sold at $1,552 and $1,603 per square foot in 2023, then $2,003, $2,043, and $2,684 in 2025 — a rise of about 29% in two years measured on the identical floorplan, though the 2025 group itself spans a 34% range on identical homes, which is floor and exposure, not the market. One home was listed for sale in November 2026 — unit #16 at $14,700,000 ($2,945 per square foot) — with two more pending, and one listed for rent. For 2026 the county assesses the homes between $4,584,457 and $20,039,481, at a median of $6,975,118 — the least valuable home in the building is assessed above $4.5 million.

What to check before you buy

• Monthly cost, honestly. No verified building-wide dues figure was found. The best available figures are per-unit MLS examples, and they are consistent: $9,102 a month for unit #6 (4,992 sq ft), $9,606 a month for unit #16 (4,992 sq ft), and $15,036 a month for the penthouse — about $1.82 per square foot per month on a standard home, against CondoBlackBook's average of $1.92 per square foot per month. Get the exact figure for the residence you are considering from the adopted budget, including what the dues cover and whether any special assessment is already levied or pending — and use the monthly-cost worksheet in the Buyer's Guide, not just the mortgage payment. At roughly $9,100 a month on a standard home, a wrong dues assumption is a six-figure mistake over a decade — and with only 39 households, the cost of any major repair is split among very few owners.
• The defect lawsuit — ask what happened, and what it cost. In November 2018 the condominium association filed suit against the developer, the contractor, the architect, and a list of subcontractors for alleged design and construction defects and damage to the tower. The developer had an owner-controlled insurance program covering all subcontractors, which the reporting at the time said would apply to a case like this. No outcome of that suit was found in public sources as of November 14, 2026 — no settlement, no judgment, no dismissal. Ask the association directly: what was alleged, how it was resolved, what it cost, and whether any assessment was levied to fund it. Read the last three years of board minutes, where defect, repair, and engineer engagements appear long before they appear in reports.
• The developer's two crown jewels — and what happened to them. While the building itself sold through in 2014 (30 homes changed hands that year at a median of $7,878,750), the two most expensive units — the penthouse and the beach house — did not sell. Both were finished only in 2016, just as new luxury inventory was piling up across Miami-Dade. The penthouse was once listed at $39 million and cut to $22.5 million; the beach house was listed at $35 million and cut to $22.5 million. In August 2019 a Miami-Dade judge ordered the developers to turn over 100% interest in the companies owning those two units to a receiver. The penthouse eventually sold for $19,888,900 in February 2026 — the building's record price, but well below its original $39 million ask. That history is not a reason to avoid the building, but it is a reason to price against the recorded band ($1,552–$2,684 per square foot) rather than against any asking price, and to remember that at this level a bad exit is a seven-figure event: seven of the 25 resales on the county record lost money, at a median loss of 20.5% and a worst of 38.3%.
• Milestone inspection — not due yet, but ask anyway. Florida milestone inspection rules generally apply at 30 years, or 25 years within 3 miles of the coast. This is an oceanfront building completed in 2014, so its first milestone inspection falls around 2039 on the 25-year coastal rule — a derived estimate, not a confirmed date. At about twelve years old, this building is roughly fifteen years out from that first milestone, which is a better position than the older towers in the sweep — but confirm the association's own timeline, since inspection deadlines depend on the certificate of occupancy and local requirements.
• Subsidence — named in the study, at the low end. University of Miami researchers used satellite radar interferometry to measure vertical movement in high-rise buildings along Miami-Dade's barrier islands between 2016 and 2023. Thirty-five buildings showed measurable subsidence of 2 to 8 centimetres, and the study's own text names Regalia at 2 to 2.5 centimetres of line-of-sight displacement over 2016–2023 — one of the smaller figures in the study, alongside Ocean II and Marenas Beach Resort. The causes given are load-induced, prolonged creep deformation of sandy layers within the limestone, accelerated by nearby construction activity, with nearly 70% of buildings in northern and central Sunny Isles Beach affected. What that actually means: a newly completed 500-foot tower consolidating into sandy layers over its first years is expected structural behaviour, not an anomaly, and the researchers noted that subsidence in most high-rises slows over time. The researchers declined to characterise any building in the study as unsafe, and the same team analysed the Champlain Towers South site for the years before June 2021 and reported that no displacement signals were detected before the collapse, indicating that settlement was not the cause of collapse. Follow-up research reported in October 2026 found the settlement is uneven in some buildings, which matters more than the total: uniform settlement is a utilities-and-finishes issue, while differential settlement is the one engineers care about. No per-building magnitude beyond the 2–2.5 cm range has been published for Regalia, so ask the association whether it has commissioned its own elevation or settlement survey since December 2024, what that survey shows about rate (still moving, or decelerating) and about differential movement across the footprint — and ask for 24 months of board minutes.
• Reserves and assessments. Ask what reserves are funded, what assessments are planned or already approved, and where the building stands on its Structural Integrity Reserve Study (SIRS). Under Florida's SIRS rules, reserves for SIRS items are no longer waivable — but confirm this building's position with its association. No verified reserve or assessment figures were found in public sources for this building. With 39 households, any assessment lands heavily on each owner — that is the arithmetic that matters here.
• Owner-occupancy and financing. Lenders check the owner-occupancy ratio before approving a mortgage. No verified figure was found for this building. Confirm the current ratio with the association and talk to your lender early, before you fall for a residence. At a $10 million-plus median price, most purchases here are cash — but if you are financing, confirm it before you are under contract, not after.
• Rentals. This is a long-term rental building, not a short-term one. One building directory states rentals are permitted under a long-term framework, typically a six-month minimum with up to two leases per year. Confirm the current lease rules, any rental caps, and the association approval process with the association before buying for income — and do not buy here expecting Airbnb-style income. One unit was listed for rent in November 2026.
• Pets. One building directory describes the building as pet-friendly. No verified size, breed, or count limit was found. Confirm the current rules — including any size, number, or breed limits — with the association before you buy if a pet is part of the plan.

Who this building suits

Regalia suits a buyer who wants the most private address on the Sunny Isles Beach oceanfront — one full-floor home, no shared hallways, no neighbours above or below within your walls, 360-degree views, and a building of only 39 households — and who values knowing exactly what it is worth: thirty-seven identical 4,992-square-foot homes mean any two sales are directly comparable, and the recorded band is unusually clean. It suits a buyer who can carry roughly $9,100 a month in dues on a standard home, who plans to hold long enough that a thin resale market does not matter, and who will use the building's own history — a 2018 defect suit with no verified outcome, two crown-jewel units lost to a receiver in 2019, and losses of 20% or more on seven of 25 resales — as leverage at the negotiating table and as a prompt to read the board minutes before signing. It is a poor fit for a buyer who wants a smaller or lower-priced home (there is no tier below 4,992 square feet and no home assessed under $4.5 million), a short-term rental, a quick resale, or a firm answer on the defect suit from public sources — the resale record says about one home in 26 trades in a typical year, and the suit's outcome must be confirmed with the association. 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 Regalia together.