Five residential candidates across Bay Harbor Islands and North Bay Village, assessed through the buyer priorities that matter beyond design: contractual customization rights, approval status, warranty coverage, and a complete record for future resale.
A residence tailored to its owner should offer more than a compelling finish palette. For buyers in Bay Harbor Islands and North Bay Village, meaningful flexibility means knowing which changes are permitted, who approves them, what they cost, and how the finished work will be documented. The most consequential luxury may be certainty before a deposit becomes a commitment.
The five candidates below span an advertised bespoke-interior proposition and an approval-dependent waterfront proposal. This is a buyer due-diligence shortlist, not confirmation that every development offers unrestricted customization, settled approvals, or transferable warranties. Sales percentages and construction milestones are historical snapshots, not statements of current availability.
1. Pagani Residences - 7900 Harbor Island Drive, North Bay Village
Pagani ranks first for its advertised customization proposition: fully customizable interiors and bespoke finishes. Treat those descriptions as an invitation to investigate, not a contractual entitlement. Buyers should independently confirm the scope before assigning value to the promise.
The decisive document is a signed finish-selection exhibit. Ask whether customization means choosing from approved materials, commissioning genuinely bespoke elements, or changing layouts. Structural alterations, warranty treatment, pricing, and selection deadlines must be established in writing. The ranking reflects the design proposition, not demonstrated superiority in approvals or warranty protection.
2. Continuum Club & Residences - North Bay Village
Continuum is described as a 32-story development with 198 residences, with groundbreaking in April 2025. A historical sales snapshot placed it at approximately 48% sold. Those details provide a development timeline to examine; neither establishes current inventory or remaining opportunities to modify a residence.
It ranks second for that stated progress, not proven customization rights. Request the current selection calendar, a unit-specific schedule of permissible changes, and written confirmation of how buyer-directed work affects delivery obligations and warranty coverage.
3. Shoma Bay - North Bay Village
Shoma Bay is described as a 21-story, 333-residence development underway in North Bay Village. Its place on the shortlist rests on that defined construction program, not an established advantage in bespoke design or warranty terms.
For buyers considering substantial personalization, the first question is whether the desired work falls within the developer's delivery scope or requires a separate post-closing renovation. Obtain an itemized answer covering finishes, layouts, approval responsibility, and any restrictions that would survive closing.
4. Bay Harbor Towers - 10141 East Bay Harbor Drive, Bay Harbor Islands
PPG Development's 44-residence waterfront condominium, designed by Kobi Karp, is the shortlist's boutique-scale option. Its stated top-out milestone is November 2025; a historical sales figure placed it at 75% sold, with delivery targeted for late 2026. That target is not a completion guarantee.
Its appeal here rests on scale and a defined construction milestone, not documented customization privileges. Buyers should establish which selections remain open for the specific residence and whether proposed alterations would be completed before delivery or require a separate approval process afterward.
5. Proposed Ritz-Carlton Residences - 8000 and 7946 East Drive, North Bay Village
The East Drive proposal associated with Ritz-Carlton Residences comprises two 43-story towers, 364 residences, and a proposed 42-slip marina. A shoreline-development review application was submitted on February 6, 2026, seeking a reduced waterfront setback in exchange for public improvements.
This is an approval-dependent proposal, not an equivalent construction-stage alternative to the preceding candidates. The shoreline filing represents one county-level review stage; it establishes neither all construction approvals nor the Ritz-Carlton branding. Entitlement status and brand affiliation require separate verification before either informs a purchase decision.
At Bay Harbor Towers, the 44-residence program provides the boutique comparison within this shortlist. Smaller scale, however, should not be mistaken for greater alteration freedom. Ask for the same written permissions and approval sequence regardless of residence count.
For Continuum Club & Residences North Bay Village, the practical task is to reconcile the residence's construction stage with the buyer's design brief. A groundbreaking date alone cannot establish whether a kitchen revision, material substitution, or layout change remains feasible.
The same discipline applies at Shoma Bay North Bay Village. Compare the written scope offered for the actual unit rather than assuming flexibility from the project's scale or development stage.
A useful approval review follows two tracks: the development's permissions and the buyer's proposed alterations. Ask counsel to identify the relevant approvals, their conditions, and any outstanding steps. Then have the design team establish which permissions the individual scope would require.
The East Drive proposal illustrates why that distinction matters. A shoreline application is not a complete construction authorization, nor is a proposed marina a secured boating entitlement. Buyers evaluating waterfront features should request the applicable approvals and contractual rights rather than rely on a rendering or general description.
Before approving upgrades, request a signed schedule identifying permitted changes, materials, prices, selection deadlines, and change-order procedures. It should distinguish developer-delivered work from owner-retained work and state whether structural changes are allowed. Ask how substitutions, delays, and unavailable materials would be handled.
Warranty review should follow the same scope, item by item. Establish who is responsible for workmanship, equipment, and specialty finishes; when coverage begins; what exclusions apply; and whether rights transfer to a subsequent owner. Do not assume a bespoke component carries the same protection as a standard specification. Have counsel review the actual terms before treating coverage as part of the purchase value.
Build a residence file as decisions are made. Request condominium documents, applicable permits, alteration approvals, completion records, signed change orders, upgrade invoices, and warranty terms with transfer provisions. Retain final specifications so the installed work can be compared with what was approved and purchased.
For future resale, the objective is clarity, not a promised premium. A subsequent buyer should be able to understand what changed, who authorized it, who performed it, and what protection remains. The strongest choice is not necessarily the residence with the broadest design vocabulary, but the one whose permissions and obligations match the owner's ambitions in writing.
For a discreet conversation about aligning a residence with your design priorities and documentation requirements, connect with MILLION.
If branded residences are on your mind — as a home or as an allocation — we would be glad to share what we are seeing, privately.
Begin a quiet conversationNo. Each requires a unit-specific review of permitted changes, signed selection terms, approvals, and warranty provisions.
It leads for its advertised fully customizable interiors and bespoke finishes. The scope and contractual enforceability of that proposition require independent verification.
Continuum is described as a 32-story, 198-residence development that broke ground in April 2025. Its approximately 48% sales figure is a historical snapshot, not current inventory.
Shoma Bay is described as a 21-story, 333-residence development underway in North Bay Village. Its inclusion does not establish superior customization or warranty terms.
Bay Harbor Towers has 44 waterfront residences and is designed by Kobi Karp. Delivery was targeted for late 2026, but that target is not a completion guarantee.
No. The February 6, 2026 application represents one county-level review stage, not evidence that all construction approvals have been secured.
No. The shoreline filing does not confirm that branding, so buyers should verify the affiliation separately.
Request permitted changes, materials, prices, deadlines, change-order procedures, and whether structural alterations are allowed. It should also distinguish developer-delivered work from owner-retained work.
No. Review the actual coverage, exclusions, start dates, and transfer provisions for the residence and its customized components.
Keep condominium documents, applicable permits, alteration approvals, completion records, signed change orders, upgrade invoices, final specifications, and warranty terms.
