North Bay Village’s Wellness-Forward Luxury Pipeline: Continuum, Pagani, and Shoma Bay
Quick Summary
- NBV pivots to club-style waterfront living
- Wellness, recovery, and marinas lead
- Three projects define the pipeline
- What to verify before contracting
A quieter address, suddenly in focus
North Bay Village has always traded on proximity. It is close enough to Miami Beach to borrow the lifestyle, yet removed enough to feel genuinely private when South Beach is at full volume. What is changing, publicly and at scale, is the ambition of what comes next: larger, amenity-dense residences that treat wellness, service, and waterfront access as the main product, not a footnote.
For buyers tracking the next cycle of South Florida luxury inventory, North Bay Village now reads less like a pass-through and more like an intentional destination. The appeal is straightforward: open water views, boating orientation, and a more contained day-to-day feel than the most performance-driven Miami Beach addresses.
A key backdrop is the city’s long-range NBV100 plan, which emphasizes livability and resilience. In practical terms, it signals a policy environment thinking beyond the immediate development cycle: the public realm, infrastructure, and the long horizon. That context matters in pre-construction, where timelines are long and credibility is built as much on planning and execution as it is on renderings.
Why wellness now sits at the center of value
In South Florida’s upper tier, amenities once skewed visual: a pool deck, a gym, maybe a clubroom. Today, expectations are more specific and more personal. Wellness is increasingly programmed like hospitality, with distinct zones for training, movement, recovery, and calm, supported by service layers designed to remove friction.
Across the North Bay Village pipeline, wellness is positioned less as a single “spa” label and more as a stack. Fitness plus dedicated yoga or movement rooms. Treatment spaces. Recovery features that may include sauna and steam elements. Water-oriented lounging that treats the bay as a daily companion, not just a backdrop.
For some buyers, this is simply lifestyle alignment. For others, it is a durability play. Amenities that residents actually use tend to support long-term satisfaction and, by extension, resale positioning.
This is also where pre-construction selection becomes nuanced. A strong amenity narrative can signal intent, but delivered reality is governed by condo documents, budgets, and operations. Sophisticated buyers treat marketing as a starting point, then underwrite the service model with the same discipline they apply to a floorplan.
The three projects defining the North Bay Village pipeline
The projects below are among the most prominently marketed in the current North Bay Village luxury conversation. Each attempts to translate the bayfront setting into a distinct version of “membership living,” ranging from large-format club scale to boutique branding.
Continuum Club & Residences
Continuum Club & Residences North Bay Village is planned as an approximately 32-story tower with roughly 198 residences at 1755 79th Street Causeway. The homes are marketed in 1 to 4 bedroom layouts, with publicly described floorplans spanning about 850 to 4,000 square feet depending on unit type.
The defining claim is lifestyle scale: more than 60,000 square feet of amenities framed around a “club” concept rather than a conventional condominium checklist. Wellness is positioned as a full program, including a fitness center, a dedicated yoga or movement space, and a spa component marketed with treatment rooms and recovery-style features such as cryotherapy, alongside sauna and steam elements.
Water and relaxation are integral to the story. The project describes pools and waterfront-oriented lounging areas, and the amenity narrative extends into sports and recreation with indoor court-style programming. Service is presented in hospitality terms, with concierge-style support and resident services integrated into the idea of a private club.
Pagani Residences
Pagani North Bay Village is marketed as a Pagani Automobili–branded residential project, described as the first Pagani-branded residences. It is planned at 7940 West Drive and presented as boutique in scale, marketed at approximately 70 residences.
Where Continuum leans into breadth, Pagani’s differentiator is branded rarity paired with a wellness storyline that emphasizes the waterfront. Marketing spotlights a dedicated “Waterfront Wellness” level with fitness and studio programming, plus a spa offering that includes sauna and steam-style components and treatment spaces.
Recovery is explicitly part of the pitch through hot and cold plunge-style elements. The bayfront setting becomes more than a view through marina and boating-oriented amenities, reinforced by the project’s promoted Resident Yacht Club.
Shoma Bay
Shoma Bay North Bay Village is a mixed-use condominium project planned at 1850 John F. Kennedy Causeway, described as an approximately 21-story tower with around 327 residences. Its amenity narrative is unusually specific about equipment and programming, signaling a fitness-forward resident base. True Palladium equipment, Echelon bikes, and Hydrow rowing are all referenced in the marketed lineup.
Mind-body offerings include a yoga center and a Pilates studio. The residents’ spa is marketed with a hammam, plus sauna and steam-room components. Outdoors, the project describes a Zen garden and recharge spaces, and a heated rooftop pool with cabanas and a summer-kitchen concept.
Social rituals are addressed directly through a wine club and wine-cellar concept and a cigar lounge. As mixed-use, it also distinguishes itself with a planned Publix supermarket sized at 36,068 square feet, an everyday convenience that can materially change how often residents need to leave the island.
What “club living” means when you own, not just visit
The word “club” is often used loosely in luxury marketing, but for owners it can carry real operational implications.
First, it points to programming, not just square footage. A yoga room is one thing. A consistent calendar of classes, a coherent recovery circuit, and spaces designed to manage sound and traffic are another. Projects positioning themselves as clubs are implicitly promising that amenities will feel curated and staffed, not merely present.
Second, it suggests service standards that lean closer to branded hospitality than traditional condominium management. Concierge-style support changes the daily texture of ownership, from deliveries and reservations to the handling of guests. The trade-off is cost. Amenity-heavy living, particularly with spa-style operations, typically requires more complex staffing, maintenance, and budgeting.
Third, “club” is also a privacy posture. North Bay Village’s appeal is partly that it can feel discreet. In that context, the best club environments are those that let you be social by choice and invisible by default.
Due diligence that matters in wellness-heavy pre-construction
Because the differentiators in this pipeline are operational as much as architectural, diligence should match the promise.
Confirm what is actually included in the delivered amenity scope versus what is aspirational language. Spa and recovery concepts can range from fully built-out treatment suites to lighter-touch wellness rooms. Ask how spaces are intended to be staffed and managed, and what access policies are anticipated.
Underwrite the service model with the same seriousness you would apply to square footage. The more a building behaves like a hotel, the more important it becomes to understand management structure, staffing assumptions, and how those costs will be shared.
For waterfront-oriented projects, clarify the practical details of boating lifestyle: how marina access is structured, how it is maintained, and what limitations may apply. In boutique branded residences, validate how brand involvement is expected to show up for residents over time, not just at launch.
Finally, for mixed-use formats, consider how daily convenience changes your personal “friction budget.” A building that integrates essentials can feel like a private ecosystem, which is a different kind of luxury than simply having more square footage.
Miami Beach benchmarks, two bridges away
North Bay Village’s next wave will be compared, inevitably, to the established luxury language of Miami Beach. Buyers familiar with hospitality-led ownership at The Ritz-Carlton Residences® Miami Beach will recognize the emphasis on service as a value driver, not an accessory.
Similarly, the market has learned how “wellness plus discretion” can translate into daily life through projects associated with refined, internationally legible standards, such as Setai Residences Miami Beach. Those benchmarks shape expectations around arrival experiences, controlled common areas, and the overall choreography of resident-only spaces.
For buyers who want Miami Beach energy but prefer a more residential tone, the neighborhood’s evolution will also be watched against new product that frames oceanfront living as a private club experience, including Shore Club Private Collections Miami Beach.
And for those who treat wellness as an extension of the shoreline itself, 57 Ocean Miami Beach illustrates how coastal projects can position nature, calm, and design restraint as the primary amenity. North Bay Village is now making its own argument: bayfront can deliver a similar psychological benefit, with different views and, often, a more contained sense of place.
FAQs
Where is North Bay Village in relation to Miami Beach? It sits between the mainland and Miami Beach, offering fast access to both while feeling more residential.
What is Continuum Club & Residences North Bay Village planned to include? It is planned as an approximately 32-story, roughly 198-residence tower with a club-style amenity program marketed at 60,000+ square feet.
What home sizes are marketed at Continuum? Residences are marketed as 1 to 4 bedrooms with floorplans publicly described at about 850 to 4,000 square feet depending on unit type.
What makes Pagani North Bay Village different? It is marketed as a Pagani Automobili–branded, boutique-scale project with a waterfront wellness focus.
Does Pagani promote marina or boating amenities? Yes. Marketing emphasizes private marina and boating-oriented amenities, including a Resident Yacht Club.
What wellness features are marketed at Shoma Bay North Bay Village? A fitness lineup specifying True Palladium equipment, Echelon bikes, and Hydrow rowing, plus a yoga center and Pilates studio.
Does Shoma Bay include a spa? Yes. It is marketed with a residents’ spa including a hammam and sauna/steam-room components.
What lifestyle amenities does Shoma Bay emphasize beyond wellness? It markets social spaces such as a wine club or wine-cellar concept and a cigar lounge, plus a heated rooftop pool with cabanas.
Why does mixed-use matter to a luxury buyer in this area? Integrated everyday services can reduce errands and increase privacy by keeping more of daily life within the property ecosystem.
What should pre-construction buyers verify most carefully? Delivered amenity scope, staffing and operating model, and how waterfront access or marina features are structured in the documents.
Explore South Florida’s most design-forward residences 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.
