Contact Us

  • Enrique Garcia & Ines Hegedus-Garcia
  • 35 NE 40th Street - Design District
  • Miami, FL 33137
  • P: 305.758.2323
  • F: 305.758.2324
  • M: 305.986.2224 (Rick)
  • M: 305.206.9366 (Ines)
  • Skype: miamism
  • Contact Form
  • About Team Miamism

Subscribe to Prime Miami Beach

Contact Us

Beach House 8 – Miami Beach Condos

February 21, 2014

Beach House 8 - Miami Beach Condos presented by Miamism.com

 

I love unpretentious, low scale projects and Beach House 8 is one of them.  Designed by Arquitectonica and developed by Valerio Morabito from Morabito Properties and Ugo Colombo from CMC Group.  We’re talking right on the ocean on Collins and 36th Street and only 8 residences.  The epitome of luxury and exclusivity and to top it off, interiors by Michele Bonan.

Developer Valerio Morabito explains the concept behind Beach House 8,

“I wanted to create the feeling of being in your own space, almost as if you are on the bow of a yacht.  This idea is reflected in every aspect of the building:  the maritime feeling of the sleep interiors, the generous glass surfaces, the long terraces, the light filtering from every corner of the space.”

Architect Bernardo Fort-Brescia explains the play on volumes of the facade,

“Unlike the usual Miami high-rise where everything lines up and everything is exactly the same, this facade consists of a series of shifted frames, expressing a series of houses in a very pure and abstract way – shifting as if moving from the water to the land, capturing the wind, all the dynamic movement of Miami, all the energy of the ocean waves.”

Beach House 8 Features and Amenities

  • NY concierge services provided
  • 2 parking spaces for each residence
  • 1 pool-side cabana for each residence
  • Fitness center with Technogym equipment
  • Completed terrace floors with stone
  • 75′ pool with jacuzzi
  • Private pool and beach service

beach house 8 - miami beach condos

In shared outdoor and lobby areas, elements from wood-paneled drawing rooms to decking finished in Mauritian Teak, from natural-fiber banquettes to dark-blue mosaic tiling in the pool, from the garden waterfall to the airy 14-foot ceilings at the entry – combined with a full suite of concierge services appropriate for cosmopolitan living – all create an atmosphere of both understated elegance and contemporary informality.  Just right for where the city meets the beach.

Beach House 8 residence features

  • Boffi Kitchens
  • Marble countertops quarried in Italy for kitchen and baths
  • Custom made, built out closet systems
  • Energy efficient LED downlighting in key areas
  • Lutron Home-Works lighting control system
  • Creston home automation system with the ability to control audio, video, HVAC, lighting and window treatments
  • Prewired for motorized window treatments
  • Prewired for HSIA (high speed internet access)
  • Prewired for telephones, cable TV and satellite video
  • Security System

beach house 8 presented by miamism.com

Beach House 8 Price List

Pricing starts at $5.9 Million and residences start at 3,783 sq.ft. (378 meters) with 989-2,899 sq.ft. of exteriors(99 to 290 meters).  The penthouse will have 5,242 sq.ft.(524 meters) with 6,230 sq.ft. exteriors(623 meters).

Accepting deposits now of 10% to guarantee price as well as residence.  Remember that these developments vary in pricing depending on popularity and increase in price upon demand – these prices are valid now and will increase (Don’t say we didn’t warn you).  We always tell our clients to reserve early since deposits are refundable.

Beach House 8 original Price list

Remember our team is ready to help you with your Beach House 8 Purchase and of course surrounding condos as well. We also have floor plans.  Call us for details 305.758.2323 or beachhouse8@miamism.com

NINE45 Jefferson Townhomes – South Beach Condos

August 14, 2013

UPDATE: New remaining inventory as of August 12, 2013 – please see bottom of this article and contact us to schedule appointment at Nine45@miamism.com or by calling Ines directly at 305-206-9366

NINE45 Jefferson Townhomes or 945 Jefferson Townhomes

Brand New Miami Beach condo project in the smack center of South Beach.  they are actually townhomes because they are 3 stories with the third story being an incredible sky loft that opens to 2 roof terraces with awesome views of South Beach.  The project is located just South of Flamingo Park on Jefferson and it’s literally walking distance to the beach, to Alton Road and everything in South Beach.

The best part is that is has covered parking!! No more driving around trying to find on-street parking in South Beach.  Each residence comes with one parking spot and you have the option of buying an additional one for $25,000  *see below* (and that’s cheap! considering parking is a commodity in SoBe).

The project only has 7 residences with the front and back ones being the best ones with more light, and the 5 interior ones, sandwiched in between, a bit less desirable, but still great investments.  They are priced between $450,000 and $525,000 *see below – and the monthly maintenance is low at .40 cents (see pricing below as well) per square foot.  Here are photos I took of the interiors:

The residences come finished with Italian ceramic flooring with leather finish, baseboards, painted, Bosch stainless steel appliances, granite counters, impact resistant windows and doors and window treatments and closets!  You do have the option of buying them furnished as well for a bit more – with Bobby Berk Home and Crate & Barrel furniture.

The beauty of a small project like this is that there are no condo restrictions.  If you are buying as a vacation property or second home, you don’t have rental restrictions and can rent as many times as you want during the year can do 6 month rentals (as many as 2 rentals per year). There are also no pet restrictions and you have a dog park near by.

And now to my honest opinion – I loved the front unit because of the light and would buy it furnished at their $545,000 *see below – asking price because it was perfect.  They are not big by any means and the sets of stairs could get a bit old after climbing them a few times per day (but at least you would stay in shape).  The project is great for vacationers, for people that like to be in the middle of  the action and love clean, simple spaces.  The interior units are a bit dark, but honestly, great distribution and still a great price for new construction in the area.  The adjacent buildings are not pretty at all, but that comes with the territory, the impact windows should block out the occasional loud fight from a neighbor or loud music from obnoxious teen.  It is South Beach after all…. and starting at $450k!!*see new price list below –  I definitely endorse this one. :)

Call me to schedule an appointment

Remember our team is ready to help you with your Nine45 Condo Purchase or sale and of course surrounding condos as well. Call us for details 305.758.2323 or nine45@miamism.com

NINE45 Available Inventory – August 2013

Unit 102 – 1,213 sq ft – 360 sq ft roof and terrace – 2 bedrooms / 2.5 bathrooms – $532,500 ($517 monthly maintenance)

Unit 104 – 1,197 sq ft – 360 sq ft roof and terrace – 2 bedrooms / 2.5 bahrooms – $525,000 (510 monthly maintenance)

unit 105 – 1,207 sq ft – 360 sq ft roof and terrace – 2 bedrooms / 2.5 bathrooms – $530,500 ($514 monthly maintenance)

unit 106 – 1,213 sq ft – 360 sq ft roof and terrace – 2 bedrooms / 2.5 bathrooms – $532,500 ($517 monthly maintenance)

unit 107 – 1,257 sq ft – 403 sq ft roof and terrace – 2 bedrooms / 2.5 bathrooms – $560,000 ($535 monthly maintenance)

*All units come with one parking space – additional parking space available for $40,000

Ocean House South Beach

July 27, 2013

Ocean House South Beach is the newest ultra luxury condominium development in the sought-after South of Fifth area of South Beach.  It’s said to be the perfect hybrid between The Continuum and Apogee and remember it is directly on the ocean!

What I personally like about it, is its scale.  You would know by now that I am a friend of smaller buildings that are more personable and have more of a boutique feel for them.  And boutique is the whole concept of these luxury residences – we’re talking 5-star luxury hotel services with butler service, a la carte service with hairstylists in rooms, car detailing, airport transportation, restaurant reservations, room and maids service from The Hilton …you name the service, they will have it!

And yes there is a sticker price to go with that, but I’ll get into that in a moment.  The selling lingo starts like this:

Open the door to your Ocean House and enter a space unlike anything else in South Beach. It’s the newest residence
South of Fifth…boasting grand residences, breathtaking views and uncompromising amenities.
More than an address, Ocean House is a statement about what it means to live the exclusive South of Fifth lifestyle,
with the very best of South Beach outside your door and the clear, sparkling Atlantic at your feet.
A mere 18 Grand Residences guarantee that only a select few will ever call Ocean House Home.

The outside is an unpretentious, restored Art Deco facade, but the interiors are new, are fresh and really have a “feel good” quality to them.  The place has a sort of Soho House feel to it and they told me their original concept was an “extension of home.”

The completion date is said to be April 3rd of 2012.  That will be all the common areas except the lobby.  There will be 18 units on the ocean called “beach homes” with maintenance fees at $1.09 per square foot.

OCEAN HOUSE PRICING

So you have an idea, for a 6,000 sf beach home we visited, completely finished and furnished by Arterfacto, the sticker price is $7.13 Million (realistically selling between $6.5M-$6.7M).  The same unfurnished and decorator ready unit would be priced at $5.9 Million (we’re talking around $1000 per square foot).  Here’s the gorgeous residence:

Ocean House Amenities

YOUR HOME ENVIRONMENT

  • Private elevator access to each residence
  • Living Room with elegant fireplace
  • Private Screening Room with digital theater sound
  • Temperature controlled Wine Cellar with humidor
  • Billiards Room with bar
  • Private Art Gallery and Library
  • Wellness Retreat with state of the art fitness center
  • Vanity Room for manicure and pedicure treatments

BEYOND YOUR DOOR

  • Oceanfront beach club
  • Beachside pool deck with zero-entry pool, private cabanas and WiFi
  • Poolside and beachfront food, beverage and towel service
  • Beachfront jogging path
  • Outdoor game area
  • Potting station for gardeners
  • Outdoor gourmet kitchen

AT YOUR SERVICE

  • State-of-the-art security
  • On-staff butler and concierge
  • Valet parking
  • Luxury car detailing
  • Savor Room Service from top Miami Beach restaurants
  • Monthly event and entertainment guide
  • Pet spa services and more

OCEAN HOUSE FLOOR PLANS

Click on this image to download Ocean House floor plans

Here are photos during our visit to the project – unaltered and unfiltered … so you can see the real thing.

Of course we need to find some negative aspects to this condo project, but they are not that bad.  The first one is parking.  Although there is parking, each unit comes with one parking space except for the penthouse beach houses that have 2.  These are $4 Million plus residences in which owners will have to find alternatives for their automobiles – we’ll have to see how that works out for them.  The second one is pricing.  Yes they are selling this as an uber luxurious condo with white glove butler service, but price may be a factor and I’m guessing a very negotiable one.

*orig 3/8/12

One thing is for sure, there are no luxury projects like this one in The SoFi area, so we have a real winner for those seeking more privacy at a quaint scaled building.  And there will be loft residences opening up in the near future as well….something to keep our eye on.

Remember our team is ready to help you with your Ocean House Condo Purchase or sale and of course surrounding condos as well. Call us for details 305.758.2323 or oceanhouse@miamism.com

One Ocean South Beach

February 28, 2013

one ocean South Beach by miamism.com

 

One Ocean is the latest and greatest development in the South of Fifth area of South Beach that everyone is talking about.  It’s another Jorge Perez/Related Group development but this time no stone has been left unturned.  What I mean by this is that this project has all the bells and whistles – from amazing architecture, interior design, amenities and landscape architecture.  What it’s missing it’s the fact that it is not an ocean front property, but close enough.  It’s being compared to Ocean House because of its boutique quality, scale and exclusivity ….but you do have to cross the street to get to the beach.

The architect for One Ocean is award-winning Enrique Norten, from Mexico City, and his firm, TEN Arquitectos.  The landscape architect is Enzo Enea, one of the leading landscape architectural firms in Switzerland and widely known for challenging private projects.  Interior Design by Yabu Pushelberg known for high-end hospitality work.  And lastly, featured artists like Cuban born Jose Bedia, Michele Oka Doner, and Eugenio & Lautaro Cuttica from Buenos Aires.

The concept of One Ocean is “The Opportunity to own a masterpiece unlike any other.”

one ocean south beach by miamism.com

 

There are only 50 residences at One Ocean, with ocean views and private beach club amongst other things.  46 of these will be exclusive residences and 4 ocean villas featuring unique architectural design by Enrique Norten.  There is very little inventory left including:

  • PH 702 with east and west views – 3 bedrooms / 3.5 bathrooms with 2125 sf of living space + 255 sf terrace + 1,724 sf roof top with spa priced at $5,106,000.
  • 307 – 5 bedrooms / 5.5 bathrooms – east, north and west views with 3,206 sf of living space + 624 sf wrap around terrace priced at $4.95 Million.
  • 308 – 5 bedrooms / 5.5 bathrooms – east, north and west views with 3,206 sf of living space + 624 sf wrap around terrace priced at $5.062 Million.
  • 207 – 4 bedrooms plus den / 4.5 bathrooms – east, south and west views with 3120 sf of living space + 2,532 sf wrap around terrace priced at $4.95 Million.
  • 208 – 4 bedrooms plus den / 4.5 bathrooms – east, north and west views with 2,826 sf of living space + 1,792 sf wrap around terrace priced at $4,648,900.

The Payment structure is as follows:

  • 20% at contract
  • 20% at ground breaking (Fall 2013)
  • 10% at top off (Fall 2014)
  • 50% at closing (End of 2015)

One Ocean South Beach by Miamism.com

Ocean One Amenities

  • Forty-six exclusive residences and four ocean villas featuring unique architectural design by Enrique Norte
  • Professionally curated contemporary art collection throughout common areas
  • Striking ocean views of the Atlantic Ocean, Biscayne Bay, Fisher Island, South Pointe Park and city skyline
  • Park and outdoor areas with ornamental features by artist Jose Bedia
  • Zen garden, park & pool deck designed by Enzo Enea
  • Infinity Edge pool
  • Covered outside private clubhouse complete with food service
  • Selected residences and penthouses with private rooftop terraces, spas and two-car garages
  • State of the art fitness facilities with views of courtyard garden
  • Integrated high-speed Internet throughout common areas
  • Floor-to-ceiling energy-efficient windows
  • Individual unit access high-speed elevators
  • Grand porte-cochere entrance
  • Assigned covered parking with 24-hour valet
  • Butler

Ocean One Services

  • 24 hours a day, 7 days a week, worldwide private and elite concierge service accessible directly from resident’s iPads ®
  • Exclusive preferential access to dining, cultural events and travel
  • Poolside dining from exclusive neighborhood restaurants
  • Dedicated beach club with resort and beachside entrances, custom lounge daybeds, cabanas, umbrellas and elite amenities including oceanfront dining
  • Fitness concierge managing spa appointments and treatments, personal training sessions and classes
  • Chauffeured car service
  • Personal shopping and delivery
  • Salon & barber
  • Pre-approved housekeeping staff
  • Laundry and dry cleaning
  • Tailoring
  • VIP Access to hotel services, area restaurants and club privileges
  • Catering services and event planning for functions
  • Supervised childcare
  • Personal security
  • Pet walking and sitting
  • Business center
  • Messenger service
  • Technical support services
  • Car wash and detail services

Remember our team is ready to help you with your One Ocean Condo Purchase or sale and of course surrounding condos as well. Call us for details, brochure and/or floor plans 305.758.2323 or oneocean@miamism.com

Mondrian South Beach – Not just a Hotel

February 27, 2013

Did you even know that The Mondrian has condos for sale?  The Morgans Hotel Group, responsible for The Delano and The Shoreclub in South Beach, decided there was a need for short term rentals as well as a Condo-Hotel in South Beach, and instead of referring out the business, they would keep it in-house.  Of course their reputable concierge service and celebrated design would remain, that’s how the Mondrian concept materialized.  The Mondrian has a marina, meeting rooms and sits on the bay side in South Beach at 1100 West Ave with spectacular panoramic views of the Miami Beach islands, Monument Island, The Port of Miami and The Miami skyline.  The interiors were done by Marcel Wanders, known for his theatrical use of space.  Some people may find the place to be “OUT THERE”, meaning it’s a bit weird and overdone, but the truth is that The Mondrian takes you away to a fantasy world that fits South Beach so well and becomes the perfect getaway.

Here’s the marketing pitch for The Mondrian Condo Hotel:

FULL CONDOMINIUM OWNERSHIP WITH HOTEL SERVICES BUILT AROUND YOUR LIFESTYLE.  Owners enjoy all the privileges of this exclusive Hotel, 5 Star Asia de Cuba dining, Sunset Bar, 2 swimming pools, fitness center, Agua Spa, 24-hour room service, maid service, marina and full access to Delano Hotel Beach Club.  Interiors feature glamorous living areas, spacious bedrooms, modern bathrooms, fully furnished and designed by Dutch designer Marcel Wanders.  Enjoy breathtaking views of Biscayne Bay from your private balcony.

Once you enter and go through the Sleeping-Beauty-castle-type interiors, you’ll find the suites and apartments to be whimsical and unconventional with amazing views and backdrop of Biscayne Bay and South Beach.  We visited one of the Tower Suites and took some photos.

This Tower Suite is offered at $2,950,000 with a $1,759.45/month maintenance fee which includes all amenities, cable, water, electric, WiFi).

Features include:

  • Unique residence – one of only 4 total units
  • 2 bedrooms / 2.5 bathrooms
  • 1,680 square feet of living space
  • 791 square foot terrace/balcony
  • Wine Cooler, Washer/Dryer, Flat screen TVs in every room
  • Access to exclusive Tower Suite Lounge
  • Complimentary valet

We also visited a 2-bedroom (1,190 square feet with bay views at $900,000);  a 1-bedroom (740 square feet with city views in the $500k’s); and studio unit (534 square feet with bay views starting in the high $200k’s) to get a feel of size and views.  The interiors are all very similar and very Marcel Wanders, and the kitchens are small (as can be expected from a condo-hotel).

The consensus is that the prices are still high.  The project was opened during Art Basel in December of 2006 and was 80% sold, but like the rest of the projects in Miami, only closed the cash buyers and now have 140 units available.  Pricing has gone from the $1000′s per square foot to the $600′s – studio apartments start in the $290,000 range and 2-bedroom apartments in the $900,000 range.  The Hotel program is optional and buyers can of rent their residences on their own.   The sales team did disclose that they are renting at an average of $4.70 per square foot and their studios rent for approximately $2,500/month for a six month rental period.  They also claim that the rental demand is higher than the supply.  (This is enough to merit the high prices, knowing you will have your unit rented and can benefit from rental income).

There’s currently financing available by the developer, which is not easy with condo hotels.  They have a 5 year balloon for Domestic clients as well as foreign nationals.  They require 40% down for foreign nationals with a 7.5% APR and 3 credit reference letters and 80% down for domestic clients with APR from 7% to 8.75% (1.5 points and 30 day closings – Full Doc but no dept-to-income ratios which is good for multiple property owners).  I shouldn’t even comment on price gouging anymore because it’s sometimes so difficult to obtain financing and the risk is so high for lenders…..that they can ask whatever they want.

An interesting and exclusive amenity is the future use of Monument Island for a private beach club.  The Mondrian was instrumental in the restoration of the island and will now have rights to its use by it’s residents and hotel clients.  Residents also get 10% off spa treatments, they have 1 parking space with complimentary valet parking and a private entrance if you want to avoid the busy lobby.  All in all, it’s an interesting project with a creative solution to the short term rental need in South Beach… AND …”everything is very negotiable” according to the sales staff <<< ya think?

Remember our team is ready to help you with your Mondrian South Beach Condo Purchase or sale and of course surrounding condos as well. Call us for details 305.758.2323 or mondrian@miamism.com

*original article april 24th, 2010

Choosing your Miami Beach Realtor

December 4, 2012

You are interviewing Miami Beach REALTORS and have no idea who to hire because they all have something that impresses you, good track record, good communication skills, good client testimonials, good Internet presence…..so how can you make up your mind?

The key is to be able to identify how they market themselves as opposed to how they market properties.  At first this may seem like easy task, but once you start thinking about it you realize that most REALTORS spend more money branding themselves that promoting their properties.  Not that there’s anything wrong with that, it’s only wrong when they want to sell you their branding efforts as property marketing.

In addition to identifying the type of marketing an agent does, it’s good to know where marketing efforts need to be more aggressive and where buyers will ultimately find your home.  The National Association of Realtors (NAR) just published a 2010 profile of home buyers and sellers which includes this graph that details where buyers found the home they purchased from 2001 through 2010.

Interestingly enough, in 2010, 75% of buyers bound their home with the help of another REALTOR or on-line! (and the Internet is half of that number).  Which just means that yard signs, open houses, newspaper and magazine ads and brochures are a minuscule part of the equation!  Seriously??  But those property brochures are so pretty!!  And what have we been telling you?  The brochures are part of an agent’s branding efforts, it gets them more listings….not necessarily sell homes.

Brand Marketing vs. Product Marketing

A good REALTOR will use both types of marketing not only to attract more clients but to ultimately sell real estate.  Furthermore, Brand and Product will often be combined because in real estate, you really can’t separate one from the other.  A good example of this will be direct mailers with “just listed” information – the property will be shown and described and the agent brand will be emphasized – but do you see these in the list above? Yet one overly used home selling pitch is that “neighbors will tell friends and family about the home, which is the best type of word-of-mouth marketing” << can you say “MEANINGLESS SCRIPT”?

Tracey Drake from Suite101.com gives us a great analogy to differentiate the two:

  • Ford telling consumers that “Quality is Job 1″ – this is Brand Marketing
  • Selling that consumer a Ford Mustang – this is Product Marketing

So what am I telling you here?  In a customer service driven society, how can we not know when we are buying something for the brand, not necessarily the quality?  How can we not realize that the pretty magazine ad will not sell our home?  or the ingenious TV ad or the catchy yard sign?

So sit down with your Miami Beach Realtor and ask how they are using The Internet to reach the end buyer, what will they do differently to make your home stand out from the thousands of properties on the web and how is their business relationship with other Realtors since ultimately it will be their competition who will bring your home’s buyer.

For additional marketing insights, read Seth Godin’s What do you know? – a great list that manages to separate egos from achievers with some of my favorite points:

  • Anticipated, personal and relevant advertising always does better than unsolicited junk.
  • You can’t fool all the people, not even most of the time. And people, once unfooled, talk about the experience.
  • Traditional ways of interrupting consumers (TV ads, trade show booths, junk mail) are losing their cost-effectiveness. At the same time, new ways of spreading ideas (blogs, permission-based RSS information, consumer fan clubs) are quickly proving how well they work.
  • Good marketers tell a story.
  • Living and breathing an authentic story is the best way to survive in an conversation-rich world.
  • In the googleworld, the best in the world wins more often, and wins more.
*originally published Feb 12, 2011

9 Things to Ask your Miami Beach Realtor

September 26, 2012

question markWhen choosing a Miami Beach Realtor, you do research, you ask around and you look at real estate sales and movement in your area – but do you know what to ask a Miami Realtor once they are in front of you? Here are some basic questions you should ask to help you make an informed decision when choosing a Realtor.

1. Are they in Real Estate Full Time?

This is huge since a lot in the industry have had to take second jobs to supplement their income. You want to make sure that the professional you choose can handle and is focused in handling your real estate needs at a moment’s notice.

2. Do they know sign language?

Communication is key between parties and that’s the number one objection we hear from our customers about the real estate industry. Ask how your Realtor will communicate with you during the process – regular e-mails, phone calls, smoke signals, snail-mail, telex (I’m dating myself here).

3. How will they promote, push and plug your property?

The word “marketing” can be very broad. Make sure the agent details their marketing plan with specifics – Social Media, Print advertising, Internet and Traditional methods. Placing a property in the MLS and putting a sign in front of a property is not enough in today’s market.

4. Who will do the honors?

Ask who will show your property – will they have an assistant available or will they use the legendary lock-box? If this is important to you, make sure you ask. I would also make sure to ask who will have the keys to your property and how will access be granted if they are not the ones showing the property.

5. Do they answer their phone?

I know this seems trivial, but you would be surprised how few agents answer their phone and actually return messages in a prompt manner.

6. Do they have paparazzi qualities?

This is the number one complaint from buyers today – when looking for properties they skip the ones without photos or the ones with bad or few photos. Make sure you ask your agent how quickly they will photograph the property and include those photos in all marketing and who will take the photos. (there’s an inside joke in the industry about agents who photograph toilets). Sometimes a creative eye that discriminates a particular property feature will attract traffic to the listing. And professional photography is a MUST!!

7. Can they dance?

Once your property is under contract – how do they manage the transaction? Are they experienced in dealing with all the problems and objections of today’s real estate market. Many contracts that fall through due to poor transaction management.

8. Do they sleep around?

Will they look out for your best interest or theirs? This is a difficult question to ask and you need to be able to discriminate against true and honest answers.

9. What’s their annoyance factor?

It is customary for agents to keep in touch with you so you remember them and refer them business. It’s never a bad idea to ask how they plan to do this. This is very personal since you may not mind drip campaigns for the rest of your life made up of postcards and recipes, phone calls and inquiries. But this is also a great way to learn about the agent’s business practice.

**one of my faves – originally written on January 24th, 2009**

Artecity – Miami Beach Condos

August 23, 2012

We have gotten so many questions about Artecity in Miami Beach that we had to go take a look.  Unfortunately, most of the inquiries we have gotten are from clients doubting the project and showing uncertainly about its future and quality.  I really hope this article will put you at ease, because I was pleasantly surprised at what I saw.

The bottom line is that Artecity is a whole block right behind the Bass Museum of Art that was purchased by a developer with good plans to remodel, redesign and convert into a great city block.  The project was never finished but another developer has taken over (like so many buildings in Miami), and the redesign is on its way.

Click here to search today’s homes for sale

Artecity Design Concept

Here’s the design skinny:  There is a historic Art Deco hotel on the site called The Governor that serves as the focus of Artecity.  It was preserved and floor-plans redesigned into condos. It houses concierge and desk services for the whole project.  Then there are 2 new towers (North and South) with interior views of courtyards and pool area.  The last part of the project are villas that are currently being finished right now.  They are housed in a mid-century structure with exterior catwalks and will have a second pool.  So we’re talking 30′s Art Deco, Mid-century and contemporary architecture all within one project – perfect Miami representation, if you ask me.

What was surprising to me is how well these buildings work together, and it mainly has to do with the way the interior of the block was designed with circulation and common areas.  It is a bit busy, but the location within South Beach calls for the congestion.  What’s great about the project is that it has beach service just 2 blocks away (umbrella  and chair service at the beach between The W and Setai).

Click here to search today’s homes for sale

Artecity architecture and amenities

I loved walking through the project and seeing the different styles of architecture fighting for attention.  The stark eyebrows of the Governor against the wire mesh waves of the Arquitectonica towers.  The selling brochure reads:

Artécity is a piece of Miami Beach history with a modern twist. The property radiates luxury and Art Deco design and offers residents the ideal mix of amenities and features for the most exquisite of tastes. Artécity offers various courtyards with pools and private cabanas, all surrounded by lush landscape and spacious areas.

• Two pools with cabanas
• Lush outdoor spaces including Fountain garden and Reading garden
• Valet parking
• Indoor covered parking garage
• State-of-the-art fitness center and spa facility
• Social Lounge
• Beach service

Click here to search today’s homes for sale

Artecity Project Density and Developer changes

The block has a total of 6 buildings with 202 residences and 4 commercial spaces.  The condo allows for a maximum of 2 rentals per year and the maintenance fees are 60 cents per square foot including beach service, valet, gym,  security and common areas.  There is financing being offered and the South building is already Fannie Mae approved.  They forsee that the North building will be approved soon as well.  The new developer started re-selling residences in December and they are already 68% sold.  We were told that buyers will be end users and hence the rental restrictions to prevent investor transient traffic.  For an estimate of rental rates – the one bedrooms are getting between $2,300-$2,500 per month and the 2-bedrooms between $3,800-4,200/month.

They are offering financing with 20% down payment for nationals and 35% for foreign nationals, but according to the sales center, but sales already are nationals buying a vacation getaway.


Click here to search today’s homes for sale

Artecity Villas

We walked into the unfinished villas, housed in the mid-century buildings with exterior catwalks and really liked what we saw (all except for the railing choice).  the kitchens and bathrooms were done in a ridiculously ugly beige color that took me back to the The Brady Bunch times.  I guess the project can’t be perfect, but the distribution and light of the space was pleasant and loved the connecting cat-walks.  The villas will be 900 or 1300 square feet and pricing around $470/square foot.  There’s a second pool being built in the West Villas part of the complex.

Residences are sold designer ready but developer will also do build-out for buyers.  We were told that for $19.95 per square foot, they will do floors, baseboards, closets and paint.  For additional features of the new towers, the North and South Building Penthouses have private terraces with Jacuzzis.
Click here to search today’s homes for sale

Artecity pricing

I’m sure you are wondering about price, no?  the 1 bedroom units in the North and South buildings (the newer, Arquitectonica ones) are priced between $388,000 and $450,000.  The 2 bedroom ones are between $500,000 and $828,000.  A two bedroom similar to the one pictured above, facing pool, with finishes, will cost around $593,000 (It’s 1092 sf and pays $631 per month in maintenance).

Click here to search today’s homes for sale

Collins Park Neighborhood

The next popular question is:  What is going on with surrounding buildings?  The truth is that it all looks under construction right now.  Between the city redoing roads and all the buildings waiting for permits, the location is a huge mess.  But guess what? That won’t be for long!  A known hotelier has bought the building South of ArteCity and plans on building a 300 room boutique hotel with restaurants, shops and cafes.  There are also plans for other buildings around the area.  But just the idea of being next to The Bass Museum and walking distance to everything is ideal.  You will not need a car most of the time while you live here.

Whatever your scene, the authentic South Beach experience starts at Artécity. Turn left for the world’s most popular beach. Turn right for Miami’s hottest nightlife. Start your day soaking in the Art Deco District from your rooftop terrace. Spend the afternoon taking in great works at the Bass Museum of Art, or stroll over to the Miami City Ballet, New World Symphony and The Fillmore Theater. Artécity is just steps away from the best South Beach has to offer.


Click here to search today’s homes for sale

Artecity opportunity

Let us know what you think of the project and if you are slightly interested, we would love to show it to you.  Artecity is one of those projects that is worth getting into now, right when the market is starting to pick up.  You cannot go wrong with the location. We do make a commission for bringing clients, so keep that in mind if you plan on visiting after reading this.

One Bal Harbour Resort & Spa

April 3, 2012

one bal harbour resort and spa

When you think of exclusive real estate and luxury living in Miami, Bal Harbour always comes up….and that undoubtedly leads to One Bal Harbour Resort & Spa.  The site was home to The Old Harbor House that many of us remember from years ago because of the incredible boardwalk that leads to one of the most beautiful and secluded shores in Miami Beach.  The building is nothing short of fantastic and takes advantage of endless views of the Haulover Inlet and The Atlantic Ocean.

Anyone that knows me KNOWS that I’m all about the views and that’s why One Bal Harbour Condo is one of my faves.  The lobby and common areas are not overstated and I assume done modestly as not to appear pretentious but instead classy and low-key, very similar to the profile of the European and South American buyers the condo attracts.

one bal harbour condo

Of course I have to mention the architects – NBWW, or Nichols Brosch Wurst Wolf and Associates, formerly (Nichols Brosch Sandoval and Associates) – known mostly for their hotel architecture and done local projects like Fontainebleau II and III, The “W” Hotel in South Beach and The Loews Hotel, to mention a few.  The truth is that the floor plans work – although not as clean and simple as I prefer, I was taken aback by the framing of the views (which is major brownie points in my book).  The building is a bit labyrinthian in nature, but I love the location and also the location (now you know why my kids think I exaggerate).

one bal harbour resort and spa

So here’s the 411:

(This was back in 2009 – give me a call if you want the current numbers)

Out of 124 total condo-hotel units at One Bal Harbour Resort & Spa, there are 40 units left in inventory.  What’s amazing here is that the prices start at $700/per square foot and the units are totally furnished and decorated with mahogany wood floors, stone counters, leather accents, custom artwork by Jay McCafferty and Darren Waterston, plasma TV’s as well as fully equipped kitchens.  The residences are either 550 square foot studios or 1100 square foot one-bedroom suites (or combo of both).  They all come fully furnished and equipped and hotel rental program is optional.

Many of you will call to discuss cap rates and rental income, but as I have explained before with condo-hotels, we are only allowed to sell the real estate and prohibited from discussing economic tax benefits from rental arrangement or projections on rental income – we can, on the other hand, arrange a meeting with the party in charge of the rental aspect of the condo-hotel.

So you can own a spectacular studio starting in the $350,000′s or a one bedroom in the $750,000′s – not bad when you compare to prices in other “exclusive Miami Beach Condos”.

one bal harbour condo

I love when I can share distributions with our readers – here are some rendered floor plans for you to see the flow of the residences.

One Bedroom Suite

1bedroom suite at One Bal Harbour

2 Bedroom Suite

2 Bedroom Suite at One Bal Harbour

Studio

Studio at One Bal Harbour

One Bal Harbour was built in 2007 and the Interior Designers were Culpepper, McAuliffe and Meaders.  Building amenities include restaurant (One Blue Restaurant) • 10,000 square foot L’Institute de Guerlain Spa • Oceanview pool and beachfront cabanas • Beachside service

The Developer description reads as follows:

The ultra-chic oceanfront ONE Bal Harbour Hotel & Spa is located on teh northeastern end of Bal Harbour Village, bordered by Baker’s Haulover Inlet and the Atlantic Ocean.  Almost 750 feet of pristine beachfront and world-class amenities on a spectacular five-acre site only 15 minutes away from renowned South Beach and right next the exclusive Bal Harbour Shops.  Our Bal Harbour hotel offers easy access from both Miami and Fort Lauderdale International airports.

Innovatively modern in design with a curved shape and glass exteriors, our 18-story Hotel elegantly combines state of the art technology, refined and peaceful contemporary interiors, unique custom made artwork and an exquisite ambiance for those expecting nothing but perfection.”

*originally published on Nov/18/2009*

Ocean House South Beach

March 10, 2012

Ocean House South Beach is the newest ultra luxury condominium development in the sought-after South of Fifth area of South Beach.  It’s said to be the perfect hybrid between The Continuum and Apogee and remember it is directly on the ocean!

What I personally like about it, is its scale.  You would know by now that I am a friend of smaller buildings that are more personable and have more of a boutique feel for them.  And boutique is the whole concept of these luxury residences – we’re talking 5-star luxury hotel services with butler service, a la carte service with hairstylists in rooms, car detailing, airport transportation, restaurant reservations, room and maids service from The Hilton …you name the service, they will have it!

And yes there is a sticker price to go with that, but I’ll get into that in a moment.  The selling lingo starts like this:

Open the door to your Ocean House and enter a space unlike anything else in South Beach. It’s the newest residence
South of Fifth…boasting grand residences, breathtaking views and uncompromising amenities.
More than an address, Ocean House is a statement about what it means to live the exclusive South of Fifth lifestyle,
with the very best of South Beach outside your door and the clear, sparkling Atlantic at your feet.
A mere 18 Grand Residences guarantee that only a select few will ever call Ocean House Home.

The outside is an unpretentious, restored Art Deco facade, but the interiors are new, are fresh and really have a “feel good” quality to them.  The place has a sort of Soho House feel to it and they told me their original concept was an “extension of home.”

The completion date is said to be April 3rd of 2012.  That will be all the common areas except the lobby.  There will be 18 units on the ocean called “beach homes” with maintenance fees at $1.09 per square foot.

OCEAN HOUSE PRICING

So you have an idea, for a 6,000 sf beach home we visited, completely finished and furnished by Arterfacto, the sticker price is $7.13 Million (realistically selling between $6.5M-$6.7M).  The same unfurnished and decorator ready unit would be priced at $5.9 Million (we’re talking around $1000 per square foot).  Here’s the gorgeous residence:

Ocean House Amenities

YOUR HOME ENVIRONMENT

  • Private elevator access to each residence
  • Living Room with elegant fireplace
  • Private Screening Room with digital theater sound
  • Temperature controlled Wine Cellar with humidor
  • Billiards Room with bar
  • Private Art Gallery and Library
  • Wellness Retreat with state of the art fitness center
  • Vanity Room for manicure and pedicure treatments

BEYOND YOUR DOOR

  • Oceanfront beach club
  • Beachside pool deck with zero-entry pool, private cabanas and WiFi
  • Poolside and beachfront food, beverage and towel service
  • Beachfront jogging path
  • Outdoor game area
  • Potting station for gardeners
  • Outdoor gourmet kitchen

AT YOUR SERVICE

  • State-of-the-art security
  • On-staff butler and concierge
  • Valet parking
  • Luxury car detailing
  • Savor Room Service from top Miami Beach restaurants
  • Monthly event and entertainment guide
  • Pet spa services and more

OCEAN HOUSE FLOOR PLANS

Click on this image to download Ocean House floor plans

Here are photos during our visit to the project – unaltered and unfiltered … so you can see the real thing.

Of course we need to find some negative aspects to this condo project, but they are not that bad.  The first one is parking.  Although there is parking, each unit comes with one parking space except for the penthouse beach houses that have 2.  These are $4 Million plus residences in which owners will have to find alternatives for their automobiles – we’ll have to see how that works out for them.  The second one is pricing.  Yes they are selling this as an uber luxurious condo with white glove butler service, but price may be a factor and I’m guessing a very negotiable one.

One thing is for sure, there are no luxury projects like this one in The SoFi area, so we have a real winner for those seeking more privacy at a quaint scaled building.  And there will be loft residences opening up in the near future as well….something to keep our eye on.

Next Page »