North Bay Village’s New Luxury Blueprint: Continuum Club & Residences and Pagani Residences
Quick Summary
- Two towers redefining North Bay Village
- Club-scale amenities vs bespoke privacy
- Pricing spans roughly $900Ks to $30M
- Completion targets extend to 2028
Why North-bay-village is back on the radar
Not long ago, many luxury buyers viewed North Bay Village as connective tissue between Miami and Miami Beach. That perception is shifting. Since the 2020 rezoning, the neighborhood has been widely linked to roughly $2B in new investment, along with a visible pipeline of new residential projects that is changing what “island living” means on the Bay.
For high-net-worth buyers, the fundamentals are easy to understand: water on nearly every side, quick access to Miami Beach, and the sense that the area is being planned forward rather than patched together. The more important point is that the new inventory is already separating into distinct tiers. Density, service, and brand identity are diverging, which makes project selection less about a view and more about the lived experience the building is designed to deliver.
Two towers, two philosophies of luxury
A clear way to read North Bay Village’s next luxury cycle is through two incoming towers that take different positions on what “high-end” should feel like.
Continuum Club & Residences is marketed as a 32-story, approximately 198-residence waterfront condominium, with layouts ranging from about 850 to 4,000 square feet. Pricing is marketed from about $938,000 to roughly $2.5 million, with maintenance fees stated around $0.85 per square foot. The pitch is scale with structure: a larger resident community, a full amenity stack, and a pricing band that opens the door to a broader end-user pool.
Pagani Residences is marketed as a 28-story tower with 70 all-corner residences and only four homes per floor. It is positioned as the “world’s first” residential project by Horacio Pagani and Pagani Automobili, with entry pricing marketed from about $3.7 million. Penthouses have been publicly announced at $30 million and $28.5 million, framed as record-setting for North Bay Village.
One reads as an ecosystem. The other reads as a statement.
Continuum Club & Residences North Bay Village: the case for scale, light, and daily ease
For buyers who want a building that functions like an all-day club, luxury is often defined by reliability: comfortable proportions, strong amenities, and operations that reduce friction. Continuum Club & Residences leans into that definition.
Within the residences, marketing highlights floor-to-ceiling impact-resistant glass and ceiling heights up to 14 feet. Kitchens are promoted with Sub-Zero and Wolf appliance packages, including wine refrigeration in select residences, paired with custom European cabinetry and quartz countertops. Primary bathrooms are marketed as marble-clad with Dornbracht fixtures and glass-enclosed wet rooms, including dual rainfall showers in select layouts.
Amenities are the headline differentiator. The project markets 60,000-plus square feet of amenities, spanning multiple pools, spa and wellness programming, coworking and work lounges, plus family and pet offerings. For many owners, that breadth is the lifestyle. It enables daily routines to stay on-site, and it supports a rhythm where the building feels active without requiring constant effort from residents.
Modern luxury is also operational. Continuum’s marketing references a resident app intended for amenity and concierge interactions, plus package and food storage features, including temperature-controlled storage. In South Florida, where travel, dining, and deliveries are part of the cadence of ownership, those systems can be the difference between a beautiful building and an effortless one.
For buyers tracking the timeline, Continuum Company broke ground in March 2025 with a completion target of 2028, placing it firmly in the current Pre-construction window.
For more on the project positioning, see Continuum Club & Residences North Bay Village.
Pagani North Bay Village: low-density privacy with an automotive-grade finish philosophy
Pagani’s move into residential real estate stands out not only because it is branded, but because the brand is synonymous with material selection, precision, and personalization. Pagani Residences markets homes as entirely bespoke and fully finished, emphasizing customization within a curated design framework.
The building is marketed as 70 all-corner residences with only four homes per floor. In practice, that configuration can translate into quieter elevator lobbies, more perimeter exposure, and a clearer sense of separation between neighbors. Layouts are marketed as 2- to 4-bedroom residences, with penthouses marketed up to roughly 6,900 square feet of interior space. Ceiling heights are marketed at 11 feet in standard residences and 13 feet in penthouses.
Interior specifications are presented with a European design language. Kitchens are marketed as Italian-designed Schiffini kitchens paired with Gaggenau appliances and oversized islands, with 10-foot islands cited in project materials. Cabinetry options listed include finishes such as Light Oak, Lino Lacquer, and Bianco Ottico Lacquer. Bathrooms are described with travertine stone and brands including Gessi fixtures, Noorth tubs, and Barausse doors. Flooring options listed include Listone Giordano wood selections, including a Pagani Chevron, plus a ceramic tile option.
On lifestyle, marketing includes a private Marina with boat slips, a wellness level with spa and fitness, and a rooftop pool and sky lounge. These are supported by a branded services ecosystem that references beach club and yacht club offerings. The throughline is low-density living with a design and service narrative that aims to feel collected, not mass-produced.
If your decision framework starts with privacy, customization, and a smaller resident population, explore Pagani North Bay Village.
A buyer’s comparison that goes beyond branding
In luxury real estate, the most useful comparison is not aesthetic. It is behavioral: how the building performs when you are actually living in it.
Privacy and density: Pagani’s four-residences-per-floor plan and 70-home count is designed for discretion. Continuum’s approximately 198 residences implies more movement and a larger community, but it can also mean a deeper amenity environment and more social variety.
Volume and light: Both projects lean on glass and height, but their marketing emphasizes different proportions. Continuum promotes ceiling heights up to 14 feet, while Pagani markets 11-foot standard ceilings and 13-foot penthouses. If spatial volume is central to your decision, those numbers are worth validating through models and finish selections, not just renderings.
Finishes and appliance logic: Continuum emphasizes a familiar luxury toolkit with Sub-Zero and Wolf. Pagani emphasizes Gaggenau with Schiffini and an expanded palette of listed European materials. Neither approach is inherently “better.” Each signals a different definition of luxury, from American classic to European atelier.
Carrying costs and predictability: Continuum’s maintenance fees are stated around $0.85 per square foot in marketing materials. Buyers should still underwrite conservatively and verify budget assumptions, but having a published reference point helps model long-term ownership costs.
Water lifestyle: Both projects sell a waterfront narrative, yet Pagani’s marketed private marina and boat slips can be a decisive factor for owners who prioritize immediate water access and on-site vessel logistics.
Miami-beach context: what North Bay Village is starting to compete with
For many buyers, the true benchmark is not a neighboring tower. It is the best-in-class service and finish experience in Miami-beach.
Projects such as Setai Residences Miami Beach and The Ritz-Carlton Residences® Miami Beach have helped define what turnkey hospitality and branded residential expectations can look like on the barrier island. North Bay Village’s newest inventory is not positioned as a replica of Miami Beach. Instead, it aims to deliver an elevated residential experience with a different pace: more island intimacy, fewer tourist vectors, and a short commute to multiple parts of the mainland.
For buyers who prefer oceanfront minimalism over bayfront panoramas, 57 Ocean Miami Beach is a useful reference point for how privacy, wellness, and coastal architecture have been packaged in recent Miami development.
The takeaway is not that one address wins. The takeaway is that North Bay Village has entered the same conversation, with product detailed enough to justify side-by-side evaluation.
Timing, diligence, and how to underwrite a Pre-construction decision
With completion timelines extending into 2028 for Continuum Club & Residences, disciplined underwriting matters. Sophisticated buyers tend to focus on three practical areas.
First, specification certainty: identify what is fully defined versus what is described as “select residences.” Features like wine refrigeration, dual rainfall showers, and certain material packages can vary by layout, and clarity here prevents surprises.
Second, lifestyle fit: if you travel frequently, concierge workflow, package handling, and service access can matter as much as countertops. Buildings that invest in operational systems, including resident apps and secure storage, can simply be easier to own.
Third, exit and rent logic: even if your intent is long-term, model the realistic buyer pool and rental demand for your unit size and price point. Continuum’s marketed entry pricing suggests a broader resale audience. Pagani’s entry pricing and bespoke positioning may narrow the audience, while potentially increasing its scarcity value for the right collector-buyer.
FAQs
What defines North-bay-village’s current development moment? A 2020 rezoning and a widely discussed wave of investment have accelerated new luxury residential product on the islands.
How large is Continuum Club & Residences? It is marketed as a 32-story, approximately 198-residence waterfront condominium.
What sizes are marketed at Continuum Club & Residences? Residences are marketed from about 850 to 4,000 square feet.
What pricing is marketed for Continuum Club & Residences? Pricing is marketed from about $938,000 to roughly $2.5 million, subject to change.
What stands out in Continuum’s interiors? Marketing highlights floor-to-ceiling impact glass, ceiling heights up to 14 feet, Sub-Zero and Wolf kitchens, and marble-clad baths with Dornbracht fixtures.
How big is Pagani Residences and how private is it? It is marketed as 70 all-corner residences with only four homes per floor.
What pricing is marketed at Pagani Residences? Entry pricing is marketed from about $3.7 million; penthouses have been publicly announced at $30 million and $28.5 million.
What are Pagani’s signature material and appliance cues? Marketing references Schiffini kitchens with Gaggenau appliances, listed cabinetry finishes, travertine baths with Gessi fixtures, and Listone Giordano wood options.
Which project is better for a boating lifestyle? Pagani markets a private Marina with boat slips, which may appeal to owners prioritizing on-site vessel access.
When is Continuum Club & Residences expected to complete? Groundbreaking was announced in March 2025, with completion targeted for 2028.
For a private conversation about North Bay Village positioning and comparable luxury options, connect with MILLION Luxury.
Million Luxury
Million Luxury
Welcome to MILLION, an exclusive luxury real estate boutique nestled in the heart of South Florida’s most desirable locations. Specializing in high-end properties, we provide a sanctuary for discerning clients including top Fortune 500 executives, affluent families, celebrities, and professional athletes from across the globe. At MILLION, we understand the unique demands of our elite clientele and offer a seamless blend of confidentiality and personalized attention. Our commitment to privacy is unwavering; we ensure that every transaction and interaction is handled with the utmost discretion and according to stringent confidentiality protocols. Our concierge service embodies the pinnacle of white-glove care, offering tailored assistance that transcends traditional real estate support.
