St. Regis Residences Sunny Isles Beach: What Buyers Should Check

The St. Regis Residences, Sunny Isles Beach is a planned two-tower, residents-only condominium at 18801 Collins Avenue — two 62-story, 750-foot elliptical towers by Arquitectonica on 4.7 acres with 435 linear feet of private beach, developed by Fortune International Group and Château Group and managed by The St. Regis Hotel Company. It is not finished, and the first tower is barely out of the ground: the South Tower's mat foundation was poured July 24–26, 2026, vertical construction was only just getting underway as of late October 2026, and the North Tower has not broken ground yet. The South Tower is targeted for completion in late 2028 (Q4 2028 per the developers) and the North Tower for Q4 2029 — both dates are developer targets, and the original launch projection was 2026, so delivery has already slipped about two years. There is no hotel here, despite the name: St. Regis is a brand licence and a management and butler service, not a hotel component, and the project is marketed as having no transient use. The 320 planned residences (170 South, 150 North) run from about $5.1 million for remaining inventory, per the developers' October 26, 2026 financing announcement, and the project is described as roughly 80% presold. 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 two different timelines (one tower is rising, the other has not started), 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: 18801 Collins Avenue, Sunny Isles Beach, FL 33160
• Construction status: Under construction — South Tower only, and only just above grade. The South Tower mat foundation (about 10,000 cubic yards of concrete, 1,100 truckloads, a 13-foot-thick mat) was poured continuously July 24–26, 2026. Vertical construction was described as now underway in the developers' October 26, 2026 financing release; no floor count for the South Tower had been published as of November 14, 2026. The North Tower has not broken ground: it was scheduled to break ground in early fourth quarter 2026, and the October 26, 2026 release says the developers are preparing to break ground on it next, with the sales gallery relocated across the street to make way. No report of an actual North Tower groundbreaking was found as of November 14, 2026.
• Estimated completion: South Tower late 2028 — Q4 2028 per the developers' release, end of 2028 per Madison Realty Capital's October 26, 2026 announcement. North Tower Q4 2029 per the developer's site and brokerage pages; one independent tracker notes he has found no announced completion date for the North Tower. The projection at launch was 2026, so the South Tower date has already slipped roughly two years.
• Planned stories and height: Two towers, 62 stories each, 750 feet each — the tallest residential structures planned in Sunny Isles Beach. Both towers are described as offset ellipses, shaped with private-yacht design in mind.
• Planned residences: 320 — 170 in the South Tower, 150 in the North Tower (developers' release, October 26, 2026). Earlier plans were larger.
• Developer: Fortune International Group (Edgardo Defortuna) and Château Group (the Grosskopf family). The developer entity named in the official legal notice is La Playa Beach Associates, LLC, operating under a licence from Marriott to use the St. Regis brand. The project is not owned, developed, or sold by Marriott. Note: Related Group is not a developer here — Related Group is the developer of the separate St. Regis Residences in Brickell (with Integra Investments), which is the likely source of the confusion.
• Architect: Arquitectonica (Bernardo Fort-Brescia)
• Interiors: Patricia Anastassiadis (Anastassiadis studio, São Paulo)
• Landscape architecture: EDSA
• General contractor: Coastal Construction
• Management: The St. Regis Hotel Company, with St. Regis butler service in every residence
• Unit mix: 2- to 5-bedroom residences, plus Sky Villas and penthouses
• Unit sizes: No single verified range. The developer's site gives South Tower typical residences of 2,036–3,056 sq ft, half-floors of about 5,000 sq ft, and full-floor sky villas; North Tower lines of 1,848 sq ft (2-bedroom) to 4,004–5,156 sq ft (3-, 4- and 5-bedroom). Earlier published ranges were 1,950–4,680 sq ft and 1,800–5,500 sq ft for the North Tower; one brokerage page gives 1,847 to over 10,000 sq ft. Ceilings are 10 feet in typical residences, 12 feet in the sky villas.
• Waterfront: oceanfront, 435 linear feet of private beach on a 4.7-acre site — described by the developers as the longest ocean frontage of any residential construction in South Florida. The site fronts the Atlantic to the east and the Intracoastal Waterway to the west.
• Site history: Fortune International Group and Château Group bought out 347 condo owners on the site for $112.5 million in 2014. The county roll carries no condominium here yet.
• Sales: Described as roughly 80% presold overall in the developers' October 26, 2026 release, with South Tower presales of over $1.6 billion. The developers earlier described the South Tower as sold out on February 26, 2026 and as nearing sell-out on April 22, 2026 — those two statements do not sit together, and the October release's over 80% sold is the newest figure. North Tower presales of $125 million were reported in April 2026.
• Financing: $463 million financing package from Madison Realty Capital, announced October 26, 2026 — refinancing existing debt with Bank OZK (which had issued $418 million for the development since 2024) and funding continued South Tower construction and expanded food-and-beverage and hospitality amenities. A separate $113.75 million land loan from City National Bank of Florida for the North Tower, arranged by Berkadia, was announced in April 2026. Earlier debt rounds: $159 million in April 2024, $418 million by December 2024. The interest rate and term of the Madison package have not been published.
• Pricing (developer asking prices, not recorded sales): remaining residences from approximately $5.1 million (developers' release, October 26, 2026). The entry figure was approximately $5 million as of August 2026. North Tower pricing from $5,000,000 (2-bedroom + den) and $8,969,000 (3-bedroom + den), per the developer's site. No units are listed for sale in the MLS as of November 14, 2026 and no sales have closed — there is no condominium on the county roll yet.

Amenities and day-to-day living

Everything in this section is planned, not operating — the South Tower is only just rising and the North Tower has not started. The planned amenity program, per the developers' announcements as reported in 2025–2026, is more than 70,000 square feet of residents-only space: a nearly 10,000-square-foot lobby with art-filled indoor and outdoor spaces overlooking the ocean; two signature restaurants (one described as open to the public — the one deliberate exception to the residents-only rule); three ocean-facing pools, including what the developers describe as the longest infinity-edge pool in South Florida, plus a lap pool and a children's pool; a private beach club with cabanas, beach service, a beach bar and grill, and a private events lawn and pavilion; a full-floor spa and wellness center with his/hers spa, infrared saunas, hammam, treatment rooms, sauna and cold plunge; an oceanfront athletic club; the Ellipse Club events room with bar, games salon and residents' dining room; a cognac room, wine vault, golf simulator, cigar lounge, cinema, library, and the John Jacob Astor boardroom and business club; kids' and teens' clubs; and a pet spa and dog park. A grand double-height porte-cochère, 24/7 valet and concierge, and the St. Regis butler tradition — including the afternoon-tea and sunset Champagne-sabering rituals — are part of the service pitch, with a full-time St. Regis general manager and administrative staff planned. Inside the residences, the plan is private elevator entry and foyer, floor-to-ceiling windows, 10-foot ceilings, custom Molteni&C Italian kitchens with Gaggenau appliances, quartz countertops, walk-in closets with Ornare buildouts, a dedicated butler's closet and service entrance, and expansive private terraces. Sky Villas at the top of the South Tower are planned with east and west terraces, a private pool on the east terrace, and 12-foot ceilings. 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. Two items deserve particular attention: the signature restaurant open to the public (the one non-residents element on a property sold on privacy) and the two restaurants the October 2026 financing is partly meant to expand — ask which restaurants are committed, who operates them, and whether their cost sits in the dues.

What to check before you buy

• Which tower you are actually buying into — the two timelines are years apart. The South Tower is under construction with a late-2028 target; the North Tower has not broken ground and its delivery is given as Q4 2029 on the developer's site and brokerage pages, with no announced date found by at least one independent tracker. If you are buying in the North Tower, you are buying a tower that does not exist yet on a site where the first tower took from a 2023 groundbreaking to a July 2026 foundation pour. Confirm in writing which tower your residence is in, the current written delivery estimate for that tower, and the contract's outside completion date and your rights if it passes. Do not plan a move, a sale of your current home, or financing around either date until you have it in writing.
• The completion timeline — and the delay risk. The launch projection was 2026; the South Tower is now targeted for late 2028. The South Tower broke ground (per the official site) on August 29, 2024, yet its mat foundation was only poured in July 2026 — roughly two years from groundbreaking to foundation. Ask the sales gallery for the current floor count and the current written delivery estimate for your tower, and read the contract for what happens if delivery slips again. Note also that the North Tower groundbreaking was scheduled for early fourth quarter 2026 and, as of November 14, 2026, no report of it happening had been found — ask whether it has happened and, if not, what the revised date is.
• The deposit schedule — and what you pay before you own anything. Two published versions of the deposit structure conflict. One brokerage page gives 15% at signing, 10% at six months, 15% at twelve months, 10% at the 40th floor, and 50% at closing. Another gives 30% at reservation, 10% at twelve months from contract, 10% at completion of the 40th floor, and 50% at closing. Both total 50% before delivery, but the timing of the first 30–40% differs materially. Confirm the exact schedule for the specific residence in writing, including which milestones have already passed — buyers contracting now may owe the already-passed instalments together at contract. The 40th-floor instalment is a construction milestone, not a calendar date, and the South Tower has not reached it. 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. Fortune International Group and Château Group are a genuine Sunny Isles Beach development duo: the same pair delivered The Ritz-Carlton Residences, Sunny Isles Beach, a few blocks north. That record is a real positive, and the due-diligence questions are specific rather than general: the same general contractor, Coastal Construction, is building Bentley Residences a few blocks south, where a December 2025 Miami Herald investigation reported that the latest geotechnical report expects settlement from that construction to affect neighbouring properties — and a University of Miami study reported in December 2024 found Sunny Isles Beach towers settling 2–8 cm between 2016 and 2023. Ask what settlement monitoring, if any, is committed for this project, and what the geotechnical report says — for both towers, since the North Tower has not been built yet and the South Tower's foundation is brand new.
• Monthly cost — no verified figure exists yet. No verified building-wide HOA or maintenance figure was found for St. Regis Residences Sunny Isles Beach in any public source as of November 14, 2026, and no units are in the MLS to give even a listing figure. The service model — St. Regis Hotel Company management, butler service in every residence, 70,000-plus square feet of amenities, two restaurants, a full-floor spa, 24/7 valet and concierge — is a hotel-grade staffing model, and hotel-grade staffing is expensive to run. Get the estimated monthly maintenance for the exact residence in writing from the developer, including what it covers, the initial reserve contribution, and whether the restaurants, butler service, 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 brand licence — what St. Regis actually is here. The St. Regis name is licensed from Marriott by the developer, La Playa Beach Associates, LLC; Marriott does not own, develop, or sell the project, and The St. Regis Hotel Company manages it. Brand licences have terms and end dates. Ask your attorney to read the licence section of the condominium documents before you sign: what happens to the name, the management, and the butler service if the licence ends or is not renewed, and who pays to rebrand.
• The sold out story — ask what is actually available, and where. The developers described the South Tower as sold out on February 26, 2026 and as nearing sell-out on April 22, 2026; the October 26, 2026 release then put the project at over 80% sold, with remaining residences from $5.1 million. Those statements do not reconcile cleanly, and the newest figure is a project-wide percentage, not a per-tower inventory. Confirm in writing what is available, in which tower, at what price — and remember that if the South Tower is genuinely nearly sold out, most of what is left may be in the North Tower, which has not broken ground.
• 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 towers that have 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 this project in public sources. The marketing is emphatic — no hotel or transient use, every neighbor is an owner — and the amenity list includes a pet spa and dog park, but marketing language is not a declaration clause. One brokerage page notes the developer's material does not yet publish a specific clause on short-term rentals. At $5.1 million-plus, 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 (weight limits, breed restrictions, number of pets), 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. Bentley Residences is under construction a few blocks south (about 13 stories up as of late July 2026, targeting 2028), and in February 2026 Sunny Isles Beach approved another 62-story tower at 19051 Collins Avenue 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. Expect adjacent construction across your delivery window, and ask what monitoring and protections apply to this site.

Who this building suits

St. Regis Residences Sunny Isles Beach suits a buyer who wants the most hotel-service-driven residence on the Sunny Isles Beach oceanfront — a brand-managed, residents-only address with butler service, 70,000-plus square feet of amenities, and 435 feet of private beach — and who can fund roughly 50% in staged deposits over the next two-plus years and wait until late 2028 (South Tower) or 2029 (North Tower) 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 about two years. 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.