Trump Royale, Sunny Isles Beach: What Buyers Should Check

Trump Royale is a 55-story oceanfront residential tower at 18201 Collins Avenue in Sunny Isles Beach, completed in 2008 — the newest of the Trump Grande trio, with the residential Trump Palace (18101, completed 2006) and the Trump International Beach Resort condo-hotel (18001, completed 2003) to its south. It was developed by Dezer Development, with the Trump name attached through the joint-venture/licensing agreement Donald Trump signed with Dezer — the contemporary 2002 reporting is explicit that the project went ahead without Trump investing a dollar of his own, and that Dezer was the developer who built it. Do not confuse it with Trump Tower One/Two/Three (15811–16001 Collins), which are separate buildings further south. Unlike its condo-hotel sibling at 18001, Trump Royale is a straight residential condominium: no hotel rental program, no nightly rentals, and a six-month minimum lease. The county records 382 homes here, and they are large — a median of 1,577 square feet, with two-bedroom homes the most common layout and combined penthouses running to 8,203 square feet. This is the large-format, resort-campus end of the sweep: 11 guarded acres, 1,000 feet of private beach, and a full spa, tennis, and ballroom program shared with Trump Palace. The trade-off is pace — about one home in twenty-five trades in a typical year, and the price per square foot has been flat for four years.

The facts

• Address: 18201 Collins Avenue, Sunny Isles Beach, FL 33160
• Completed: 2008 (some sources say 2009)
• Stories: 55 (one directory says 43)
• Residences: 382 (county records: 382 folios under TRUMP ROYALE CONDO, every one of them a home; other sources say 384 or 391)
• Developer: Dezer Development (broker pages commonly credit "Trump Organization and Dezer Development"; the Trump name was licensed through the Dezer–Trump joint venture)
• Architect: Sieger Suarez (The Sieger Suarez Architectural Partnership)
• Unit mix: 1 studio, 155 one-bedrooms, 182 two-bedrooms, 38 three-bedrooms, 3 four-bedrooms, 2 five-bedrooms, 1 seven-bedroom residence (county records)
• Unit sizes: about 881 to 8,203 sq ft (county heated area); median 1,577 sq ft; most repeated plans 1,577 sq ft (36 homes), 1,649 and 1,289 sq ft (29 each)
• Waterfront: oceanfront, direct beach access, on the 11-acre Trump Grande campus with about 1,000 feet of private beachfront shared with Trump Palace and the Trump International Beach Resort

Amenities and day-to-day living

The amenity program is the shared Trump Grande campus, not a single tower's gym: a temperature-controlled lagoon-style pool with a sloped beach-grade entry, waterfalls, and a poolside snack bar and grill; two temperature-controlled lap pools; oceanfront whirlpools; a private tennis center with four Har-Tru courts and an on-site pro; a 9,000-square-foot grand ballroom plus a junior ballroom (about 20,000 square feet of event space in total); a duplex 8,000-square-foot spa and fitness center with his-and-hers Jacuzzis, saunas, and steam rooms; an on-site Bar and Grill restaurant; a business center and two floors of multipurpose/meeting rooms; full beach service with cabanas; a dog park; and 24-hour valet, concierge, and security behind a guarded gatehouse entry. Inside, residences have 10-foot ceilings, floor-to-ceiling windows, private elevator entries, deep terraces, imported marble flooring, Italian-designed custom wood kitchen cabinetry, and Gaggenau, Bosch, Miele, and Sub-Zero appliances, with walk-in closets in the primary suites. East-facing lines look over the Atlantic and the private beach; west-facing lines take in the Intracoastal Waterway and the Miami skyline. The building trades slowly and at the higher end of the sweep: 13 sales recorded in the 12 months to October 26, 2026 at a median of $1,380,000, or $891 per square foot, on the county record — and the median price per square foot has been essentially flat for four years ($884 in 2023, $908 in 2024, $849 in 2025, $902 in 2026 to date). About 27 homes were listed for sale in November 2026, from $745,000 to $4,195,000, and about 16–18 for rent, from about $4,398 to $15,000 a month.

What to check before you buy

• Monthly cost, honestly. No verified building-wide dues figure was found for this building. Across 29 current listings, the median association fee is about $1,994 a month, or about $1.25 per square foot per month; the range across current listings runs from about $1,000 to $6,938 a month, and single-unit examples show $1,700 a month for a 1,289 sq ft two-bedroom, $1,850 a month for a 2,174 sq ft three-bedroom, $3,700 a month for a 3,016 sq ft three-bedroom, and $4,854 a month for a 4,045 sq ft three-bedroom — dues scale steeply with size here. Get the exact figure for the residence you are considering, including what the dues cover and whether any special assessment is already baked into the monthly bill — and use the monthly-cost worksheet in the Buyer's Guide, not just the mortgage payment.
• Milestone inspection — not urgent, but put it on the calendar. 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 2008, so its first milestone inspection falls around 2033 on the 25-year coastal rule — a derived estimate, not a confirmed date. Ask the association where the inspection stands and whether any assessments are planned. For an 18-year-old building, this is a planning question, not a near-term one — but confirm the date against the certificate of occupancy, since the year built alone does not confirm when an inspection is due.
• 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, so treat any number in a listing as unverified until the association confirms it.
• Owner-occupancy and financing. Lenders check the owner-occupancy ratio before approving a mortgage. No verified owner-occupancy 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 — especially since this is a large building where a low ratio can quietly narrow your financing options.
• Rentals. Short-term rentals are not permitted here. Leasing is allowed after purchase with a six-month minimum term and up to two leases per year, per the building's rental rules as reported in current MLS listings — no nightly or seasonal rentals. Confirm the current rules, any rental caps, the association approval process, and any lease fees with the association before buying for income.
• Pets. The building is reported as pet-friendly: 30 of 57 current listings report the pet policy as allowed, and one building guide reports up to two pets permitted with no pet fees reported. One listing record notes pets are OK for owners and renters, with large pets allowed for owners. No weight, breed, or count limits were verified in public sources. Confirm the current rules with the association before you buy if a pet is part of the plan.
• Resale pace — price for a slow market. About one home in twenty-five trades in a typical year, and 2024 recorded just 13 sales in the whole building. That is a market where the right buyer for a large home may take a season to appear, and where comparables on any given floorplate can be sparse. The per-foot price has gone nowhere in four years (+2.0% net), and three of 60 resales since 2023 sold below the previous owner's price. Do not buy here expecting a quick exit or a fast gain.

Who this building suits

Trump Royale suits a buyer who wants space on the ocean inside a full resort campus — a median home of 1,577 square feet, genuine three-, four-, and five-bedroom inventory, private elevator entries, and 11 guarded acres with 1,000 feet of private beach, a lagoon pool, tennis, a spa, and a ballroom, all without the condo-hotel complications of its sibling at 18001. It suits a long-horizon buyer: everything in the county record that produced a large gain took well over a decade, and the last four years produced nothing at all per foot. It is a poor fit for a buyer who needs a quick exit, a small or low-cost residence, or short-term rental income — the building is large-format, slow-trading, and strictly six-month minimum leases. It is also a poor fit for anyone who wants a low monthly bill without checking it first: dues scale steeply with size, reaching nearly $4,900 a month on the largest listed floorplans. If you are choosing between this and Trump Palace next door, 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 Trump Royale together.